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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 03/30/2022 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com March 30, 2022 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing One, PDP210014, Round Number 3 Dear Ms. Bethurem Harras Thank you for your Bloom – Filing One review comments which we received on February 14, 2022. 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: 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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. 7. FOR APPROVAL: The proposed development project is subject to a Basic Development Review. The decision maker for your project will be the Director of Community Development and Neighborhood Services, or their designee. Response: Comment Noted. Thank you. 8. FOR APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com. Response: Comment Noted. Thank you. 9. FOR RECORDING: All "For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Response: Comment Noted. Thank you. 10. FOR NEXT ROUND: ANY project (combined or not combined) that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Comment Noted. Thank you. Planning Services – Pete Wray Topic: General 11. FOR APPROVAL - COVER PAGE: Please add in project summary notes and in density table that identifies land uses (Title Land Use/Density Calculations) the type of review for BDR not Type I review. With a BDR review, staff expects that the review leading up to determining the project is ready for a decision, the plans are at 80 - 90% level of design, and with decision since we do not have a formal FDP type of review, post decision we anticipate potentially 2 rounds of review for final plan clean up etc. for recording. Response: The review type has been noted and added per the comment. Revised plan sets have been prepared that have an increase level of design as noted in the comment. For the single-family Cottage Homes use how is a cottage home different than a smaller single-family front or rear dwelling use? Consider a different description than just lot size? Response: Besides just the smaller lot sizes the cottage homes have shared parking and garages, 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com no on lot parking is provided. Site Parking Table - add required number of parking with proposed. Response: This information has been added. 12. FOR APPROVAL - PUD COORDINATION STANDARDS: RESIDENTIAL BUILDING STANDARDS. greater than 100 DU require 4 different building models. Please show how this is met. this standard is different than housing types. Response: The applicant understands this requirement and intends to meet it. Like other typical SFD projects within the City this model differentiation will be shown at the time of Building Permit and compliance with this standard will be demonstrated. Actual housing models are not fully designed at this time. SITE PLAN. Show locations of 3-story units if known on plans or lots, and if this effects solar oriented lots. Response: At this time no 3-story units are anticipated in Filing 1. That may change at the time of building permit as permitted per the Greenfields & Mulberry PUD Master Plan. 13. FOR APPROVAL - SITE PLAN: SP101 - The RR fence detail is included in Landscape plans at 6’ but described in comment response as 3' design. I suggest showing the location of this fence on landscape plans since the detail is in that section. On both plans is shows breaks in the fence along property line. Since this is a safety and screen barrier fence to discourage residents from trespassing on RR property it needs to be continuous. Response: Sheet LP501, detail 6 notes the fence height as 3 feet. Images shown are conceptual and may not reflect actual fence height. Fence has been located and labelled on the landscape plans and has been modified to be continuous. 14. FOR APPROVAL - SP-102: Please request a MA for the Mosaic project to coordinate the vacation of street ROW and design of pedestrian connection between developments. In lieu of a street, the Mosaic side should include a connecting sidewalk on both sides of landscape area that connects to the single sidewalk on Bloom side for a more direct connection. An alternative is to include a central common sidewalk connection, not just on one side. Response: A request for a street vacation as well a minor amendment to Mosaic have been submitted concurrently with this Filing One application. Proposed is a open space connection with walks coordinated between the 2 communities. 15. FOR APPROVAL - SP 108, 110, LP-108: For the Bloom Filing 3 block, the east side of future Delozier Drive alignment should include the interim detached sidewalk and grading, knowing the ultimate street cross section is TBD. The proposed Pedcor project will need to match and design to this sidewalk facility as part of Filing 1 infrastructure improvements. Response: This item continues to be under discussion with Staff. Once resolved the correct alignment will be shown. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 16. FOR APPROVAL - SP 112, LP-112: Greenfields Drive Median design should include: less than 3' wide paved, 3-7' single curb and low planting, greater than 7' wide double curb and full planting with trees. Response: Medians along Greenfields and all legs of the roundabout to be compliant with LCUASS and City of Fort Collins Streetscape Standards where more stringent. 17. FOR APROVAL - SP114, LP-114: Two detention ponds need more slope undulation. Response: Comment Noted. Revised ponds are provided. Identify actual area for future gateway design. The 3 trees shown appear to be in the way and overlap with this gateway area. Response: Final design, size and location of gateway sign are not known at this time. General location has been labelled on LP114 and does not conflict with three trees to the north. Add sidewalk barricades at end of sidewalks on SW frontage Road (both sides). Please coordinate the roundabout design with what Peak view is showing and Bloom. This is an important design feature that should include an enhanced level of design including not only landscaping but other elements such as native stone and potential for art in public places design. Response: Limit of landscape design and installation by Bloom Filing One is included and noted on plans. Enhanced landscape design to comply with City of Fort Collins Streetscape Standards has been added to the plans. Design includes urban design features. Engineering Development Review – Sophie Buckingham Topic: General 1. FOR APPROVAL - UNRESOLVED: Sidewalk north of the west jug handle needs to be designed for the frontage road. This section of the frontage road is not designed by Peak view. Design must be shown along with a note clarifying when this stretch of frontage improvements will be constructed. Response: Sidewalk is included to the limit of the Bloom property line/CDOT right-of-way. Work within the CDOT right-of-way will be completed in the future when CDOT approval can be obtained. FOR HEARING - UNRESOLVED: Note that full street improvements are not depicted along the full frontage of the frontage road west of the roundabout. The design and construction is needed along all of Tract GG and HH FOR HEARING: The status of how the frontage road, roundabout, and portions of Greenfield are somewhat unclear in the 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2. FOR APPROVAL - UNRESOLVED: Carried over to note that the minor amendment has not been started yet. Response: A request for a street vacation as well a minor amendment to Mosaic have been submitted concurrently with this Filing One application. Proposed is an open space connection with walks coordinated between the 2 communities. FOR APPROVAL: Coleman Street in Mosaic is now a dead-end street into the property boundary. Ideally this would extend into the development for a continued public purpose. If this street is not going to continue into the development, the road should be removed and the right-of-way vacated as the need to maintain this as a public street by the City is no longer there. Under this premise, this filing of Bloom would need to be conditioned upon the vacation of Coleman Street east of Fairchild Street and the developer removing the street improvement. Note that a vacation of right-of-way would likely split the ownership in half to the adjoining lots on both the north and south side of Coleman Street. 3. FOR APPROVAL - UNRESOLVED: Carried over as needing further discussion. Response: Additional labeling has been added to clarify this information. FOR APPROVAL: The plans (and plat) need to clearly define what is the exact platted boundary of the development that is under the ownership of the developer, and what is considered land outside of the ownership of the developer that would then require offsite easements and offsite right-of-way. The plans need to specify the exact limits of these easement and right-of-way boundaries that are off-site. An overall depiction of the various off-site easements and rights-of-way should be in an exhibit in the civil plans to compare against the plans. There is a point where the plan approvals will need to be indicating how this will all come together with Peak view, either Peak view’s plans are approved ahead of this development (and reflected this way as previously approved and dedicated easements/rights-of-way), or this project obtains easements/rights-of-way as offsite dedications. 4. FOR APPROVAL - UPDATED: Thank you for removing several of the cul-de-sac bulbs. Is there a reason the cul-de-sac bulb on sheet C3.10 is still shown? Response: These are from the Peak view provided grading files, we have no control over that design or those files. FOR APPROVAL: The civil plans appear to be showing offset cul-de-sac bulbs along Greenfields in three different locations and it's unclear what this is referencing. 5. FOR APPROVAL: Thank you for continuing street names from East Ridge. Additional street names will need to be determined for Streets A, C, D, E, F, and I. Please follow up with GIS regarding street names. Response: Street names have been proposed and added to the plan sets. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com FOR APPROVAL: The plans should be updating to more formalized street names instead of generic street names at this time. There are existing streets in Mosaic/East Ridge with existing platted street names that are extending into the site and those street names should continue and not just be generically indicated as Street G or Street H. It is difficult to review the context of the plans without showing how the streets continue with street names and the context of how this project integrates into Mosaic. Response: Street names have been proposed and added to the plan sets. 6. FOR APPROVAL - UNRESOLVED: Carried over as needing further discussion. FOR APPROVAL: We'd need to understand the approach for Greenfields Drive not being constructed north of Sykes to the center of the railroad track. As this is infrastructure being deferred but is part of this phase/filing's abutting public infrastructure, there would need to be guarantees provided to ensure it can be completed in the future. Coordination with Park Planning on the underpass underneath Greenfields could potentially be part of this as well. The development agreement would need to note what would trigger the eventual construction and tied to something specific (such as no building permits/C.O.'s for any development north of the railroad). It was offered at the review meeting that a bond or letter of credit could be used to secure this, I would need to look into this further on whether we would support utilizing this as a form of security vs. cash/check. Response: We are currently proposing to stop construction at Sykes, but to include a full design for Greenfields to the RR ROW. Because the construction of the crossing would tear up the road if it were built, and because there would be no turnaround past Sykes should the subject portion of Greenfields be built, we are proposing to construct it with the extension of Greenfields across the railroad tracks. We would like to provide a joint obligee bond for the improvements and can provide an engineer’s cost estimate for these improvements as a part of the DA process. We have coordinated with Parks Planning and the box culvert under Greenfields is now shown on the north side of the tracks. We currently intend to construct the subject portion of Greenfields with the ultimate extension of Greenfields to Vine, the timing of which is subject to PUC approval of the crossing itself, as well as the overall market / timing for future filings north of the railroad tracks. 7. FOR APPROVAL - UNRESOLVED: Further conversation is needed on the extent of improvements being designed versus constructed with Filing 1, such as grading north of the railroad and along the southern extension of Delozier, among others. For Delozier, detailed grading and eastern sidewalk design will be needed to establish a pad site for Filing 3. Response: Comment Noted. East Half of Delozier is graded to accommodate road and sidewalk. FOR APPROVAL: It is important that this first PDP provide detail as to the extent of the infrastructure being built at this time. It was brought up for instance that on some of the streets being constructed, sidewalks may not be built with this initial PDP. We would really need to get a sense with the first C.O. what will be the extent of the public infrastructure that would be built and if development didn't progress 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com beyond the first phase, what is the network that's created for the initial users of this PDP. Response: Comment Noted. Limits have been defined. 8. FOR APPROVAL: Further conversation is needed regarding the request for 5-foot utility easements surrounding the single-unit attached housing. Has the applicant confirmed that private utility providers such as Xcel Energy are okay with their facilities not being permitted in these easements? The City Attorney's Office might weigh in. We have received the formal variance request and will take it under consideration. Response: Comment Noted. Applicant has been in conversation with Xcel regarding the 5-foot utility easement. Additional meetings between utility companies and the city can be scheduled as needed. 9. FOR APPROVAL: Thank you for the formal variance request regarding the Delozier-International centerline radius. Engineering is coordinating with Traffic to determine the signage that will be appropriate to mitigate the sub-standard radius. When we have settled on a solution, we will ask you to add details to the variance request describing the mitigation measures. Response: Comment Noted. Thank you. 10. FOR APPROVAL: Assuming that the Greenfields and International intersection will not be a roundabout, please address the potential need for auxiliary turn lanes in the future. If auxiliary turn lanes are anticipated, additional ROW may need to be dedicated, which would conflict with the current placement of the detention pond. Response: A call was had with City and signage and striping along with accommodation of space for a potential right turn lane. 11. FOR APPROVAL: The Sheet List Table on sheet C0.2 does not include sheet C0.2 Sheet Index in the sheet list. As a result, only 99 sheets are listed in the table, while there are 100 sheets in the plan set. It might also be helpful to add a page number next to each sheet to make it easier to navigate the plan set. Response: Comment Noted. Sheet Index has been updated. Traffic Operation – Spencer Smith Topic: General 1. FOR APPROVAL: There is a pond in close proximity to the intersection of Greenfields/International. Due to the uncertainty of total future traffic volumes when the roadway network in this area is fully connected, we want to ensure that the intersection of Greenfields and International has adequate ROW dedicated to allow for auxiliary lanes and/or signalization in the future, if warranted. This needs to be considered and ROW dedication adjusted as needed, prior to hearing. It sounds like the City is okay with not requiring the roundabout and associated ROW in this location, but we need to ensure that we aren't stuck in the future if this intersection has issues. Response: A call was had with City and signage and striping provided along with accommodation of space for a potential right turn lane. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Erosion Control – Basil Hamdan Topic: Erosion Control 1. FOR APPROVAL - UPDATED: With the project type change to a BDR we will re-evaluate the fee with the next submittal. Response: Understood. Thank you. No additional comments at this time, issues will be addressed at FDP. Response: Comment Noted. Thank you. 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. 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. 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: Understood. Thank you. 2. FOR APPROVAL - UPDATED: Erosion control plans seem to be missing flow arrows, calculation charts, and phasing and sequence sheets; please ensure that those are provided as at quick glance those were not shown. Please use the checklist at www.fcgov.com/erosion prior to submitting the next round of drawings, reports, and escrow calculations as we will fully evaluate materials at that submittal. Response: Comment Noted. Exhibit has been updated to account for the missing items. FOR FINAL PLAN: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) 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) 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) Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Response: Comment Noted. An Erosion Control Plan is provided with this resubmittal FOR APPROVAL: With the project type change to a BDR we will evaluate erosion control with the next submittal Response: Comment Noted. Thank you. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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: Comment Noted, An Erosion Control Plan is provided with this resubmittal. FOR APPROVAL - UPDATED: Will look for these in the Landscape plan with the next submittal. Response: Understood. Thank you. FOR FINAL PLAN: Please note that the Erosion Control mix proposed has erosion control mix is composed of grasses that are hard to get remove after establishment including smooth brome, crested wheatgrass. This mix will need to be coordinated with the Natural resources’ planner prior to approval. Response: Revised seed mixes are indicated on plans. Stormwater Engineering – Claudia Quezada Topic: General 1. FOR HEARING: FOR APPROVAL - UNRESOLVED: Add notes below to site plan and grading plan. Response: Comment noted. Notes have been added to the grading plan. FOR APPROVAL: Please include the following notes on the site plan and drainage/grading plan: 1.Portions of this property are located in the FEMA-Regulated, 100-year Cooper Slough floodplain/floodway and must comply with the safety regulations of Chapter 10 of City Municipal Code. 2.The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the Cooper Slough floodplain limits¬¬. Storage of equipment and materials (temporary or permanent) is not allowed in the floodway. All activities within the floodplain are subject to the requirements of Chapter 10 of the Fort Collins Municipal Code. 3. Critical facilities are prohibited in the 100-year floodplain. Critical facilities include essential services, at-risk population, hazardous materials, and government facilities. 4. Construction of new structures, hard surface paths, walkways, driveways, walls, and parking areas is prohibited in the floodway unless no-rise conditions are met. Any construction activities in the regulatory 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com floodway must also include a no-rise certification prepared by a Professional Engineer licensed in Colorado. 5. An approved FEMA Elevation Certificate completed by a licensed surveyor or civil engineer showing that the building is constructed to the required elevation is required post-construction prior to a Certificate of Occupancy (CO) being issued. Please note: If any part of the building is within the floodplain boundary, then the entire structure is considered in the floodplain and the entire building envelope must meet the requirements of elevating to the RFPE. Response: Comment noted. Notes have been added to the grading plan. 2. FOR APPROVAL - UNRESOLVED: Site plan is missing existing floodplain linework. Please add and label floodway and 100-yr floodplain. Response: Floodway and 100-yr floodplain have been added. FOR APPROVAL: Add and label the floodplain/floodway boundaries on site plan, grading plan, and drainage plan. FOR APPROVAL: 3. Please address redlines for minor comments Response: The redline comments have been addressed. 4. FOR APPROVAL: Please remove "proposed floodplain" labels and linework from plat and drainage plan. Response: Proposed floodplain label has been removed from the drainage plan. Water-Wastewater Engineering – Wes Lamaque Topic: General 1. FOR APPROVAL - UNRESOLVED: LID sub-basins 11 -14 are congested on the plans and it is unclear which areas are for each LID technique and if there is enough area for these. A more detailed LID Exhibit is needed to document the design. Response: Comment Noted. A revised LID exhibit has been updated to show more detailed areas that will be encompassed in the plan. 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: LID breakdown has been prepared and is included with the LID exhibit showing the percent imperviousness and its treatment throughout the site. 2. FOR APPROVAL: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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 Peak view development to the east, since this development has not been approved yet or drainage easements already dedicated. Response: Comment Noted. 3. FOR APPROVAL: More discussion, coordination and some revisions are needed to the detention ponds near the Cooper-slough to incorporate a more naturalistic feature and ecological enhancement. Response: As discussed with Environmental Planning, uplands areas now include final native landscape enhancements. Lowland area landscape will be installed in a temporary condition, as water inundation levels will change once future impervious areas are installed upstream. 4. FOR APPROVAL: Detention Pond I needs more variation and articulation in slope. Response: Variation to the slope has been added to the grading. 5. FOR APPROVAL: Detention pond H has slopes too steep at 2.8 to 1 and should have maximum slopes of 4 to 1. 3 to 1 slope can be in small areas, but generally should not be used. Response: Pond H has been revised to have a slope of 3:1 max in most areas. 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: Understood. Thank you for the information. 2. INFORMATION: Light and Power has primary facilities extended to the west boundary of the project area that will need to be extended from Barnstormer Dr., Coleman Dr. and Sykes Dr. to serve phase I of the development. Response: Understood. Thank you. 3. 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: Comment noted. Thank you. 4. 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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. Response: Comment noted. Thank you. 5. 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: Comment noted. Thank you. 6. 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:, Comment noted. Thank you. 7. 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: Comment noted. Thank you. 8. 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. 9. INFORMATION: PER LIGHT AND POWER’S ELECTRIC SERVICE STANDARDS: o 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. o 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. o 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. Thank you. 10. 09/14/2021: INFORMATION: Per City Code, all residential units will need to be individually metered. 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. Thank you. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 11. 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. Thank you. 12. 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/gorenewable Response: Comment noted. Thank you. 13. INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. 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/plantinvestment/development fees Response: Comment noted. Thank you. 14. INFORMATION: 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. Thank you. 15. FOR APPROVAL: There are (2) locations where the private irrigation line is placed in the parkway and in conflict with the primary electric routing. On Barnstormer, mid-block (west side) and Conquest (south side) west of street A intersection. Please shift the irrigation line out of the parkway in these locations. Response: Comment Noted. The Irrigation lines have been adjusted. Environmental Planning – Scott Benton Topic: General 1. 02/08/2022: FOR APPROVAL: Given the novel process of this project as a PUD, several items need to be addressed sooner than anticipated versus waiting till the Final Development Plan phase: -Design of detention ponds A, B, and C to meet the top-notch design considerations agreed upon in the PUD Master Plan. To maximize habitat value and ecological heterogeneity, pond design needs to include undulating sides and bottoms (This is what was meant by ‘variable depth bottom’ in earlier comments. A uniformly sloping bottom is not acceptable when improved habitat value is required); anticipating moisture zones that would then allow for detailed planting plans/regimes. Response: The detention ponds have been revised as suggested within the comment. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com -A restoration plan for the disturbed areas within the NHBZ. Areas to be included in this plan are the upland portions of the Cooper Slough NHBZ; detention ponds A, B, and C; and the outfall from Pond C in to the Cooper Slough. Weed management, soil handling and amendments, seeding/planting practices, soil moisture monitoring, and a success monitoring plan should be addressed in the restoration plan. Response: A restoration plan will be provided to environmental planning for review and included with Development Agreement documents. BDR plans show proposed seed mixes and enhanced native landscape within areas in the NHBZ disturbed in Filing One. -Revegetation, soil management, and weed management plans for the disturbed, non-NHBZ erosion control areas and soil stockpiles (if present). These erosion control areas cover a significant area and thus a solid plan needs to be in place to avoid both performance and aesthetic issues. Since no irrigation is planned for this area the timing of seeding will be critical, as well as weed management. Temporary erosion control (silt fence, etc.) might be needed depending on timing until sufficient vegetative cover is achieved. This may be an appropriate situation for an annual grass species to provide additional coverage. Response: As discussed with Staff a week management plan is being prepared and will be provided directly to Scott Benton. A restoration plan will be planned and provided in the future when develop in and around the buffer areas occurs. -Dollar estimates for NHBZ-related work to determine security deposit estimates. Response: A weed management plan is being coordinated with Scott Benton. -DA language will be provided for all NHBZ-related requirements. Response: Understood. Thank you. 2. FOR APPROVAL: Please provide a sheet that details Filing 1’s pollinator approach and how it ties into the overall Mulberry and Greenfields PUD Master Plan area. Specifically, please address how many pollinator features, distance between the features, approximate size of the features, and something like a bloom map and timeline (rough plan of bloom colors will be present and when). Response: A sheet has been added to the plans describing the pollinator approach for Filing One, including recommendations in for areas in future filings. 3. FOR APPROVAL: Please use the City’s new hydro zones that have been implemented on January 1, 2022. The City’s Water Conservation department’s data indicate the new hydro zones are more accurate and can avoid complications with over- and under-watering in the future. Details on the new hydro zones and additional information can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/ water-conservation-standards-for-commercial-development. Response: Hydro zone plan reflects the updated City standards. 4. FOR APPROVAL: Please clarify if the native prairie mix intended to be used in the non-NHBZ detention ponds or if a 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com detention-specific seed mix will be used. If a detention mix is to be used, please include all pertinent information (species, proportion, rates, etc.). Response: Locations for varied seed mixes are indicated on plans along with pertinent seed mix information. 5. FOR APPROVAL: There are a few species of concern on the planting list: Koelreuteria paniculata (golden raintree – non-native that self-seeds readily), Liriodendron tulipifera (tulip poplar – potentially high water demand?), and Perovskia atriplicifolia (Little spire Russian sage – spreads aggressively, previously not allowed in landscape plans). Please coordinate with me offline for exploring your rationale and potential alternatives, if needed. Response: Plans have been revised to address these concerns. 6. FOR APPROVAL: Please correct the spelling of Canada wild rye’s scientific name – ‘Elymus canadensis’, not ‘Alymus canadensis’. Response: Comment Noted. 7. INFORMATION: There is no Environmental Planning-specific tree mitigation for this project. Response: Agreed. Thank you. Forestry – Molly Roche Topic: General 1. FOR APPROVAL - UNRESOLVED: Please update the mitigation sizes for the mitigation evergreen trees to 8-ft height. Response: This change has been made. FOR HEARING – UNRESOLVED: Thank you for adding the existing tree inventory information to the landscape plans. Please label mitigation trees in the plant list and update calipers as necessary. FOR HEARING: Thank you for completing the tree inventory. In the next round, please provide a site survey that shows the exact locations of existing trees. The tree inventory table should clearly indicate whether each tree is to be removed, preserved and/or transplanted. Please show how tree removal will be mitigated on the landscape plan. 2. FOR APPROVAL: Please review and respond to Forestry redlines. These include tree-utility conflicts, tree spacing comments, and areas highlighted for additional trees. I mistakenly omitted the redlines from last round (round 2) so the applicant did not have a chance to review them. Please note the redlines submitted for review this round are the round 2 landscape plans, as not much has changed between the two rounds. Please have corrections 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com made for FDP submittal. Thank you and apologies for not getting these to you last round. Response: Conflicts have been addressed in revised plans. Note that closer street tree spacing within the higher density cottage lots was approved with the PUD and already calls for trees of appropriate width to be used in these areas. Current plans are in compliance with the PUD. Park Planning – Kyle Lambrecht Topic: General 1. INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970 416 4340, klambrecht@fcgov.com. Response: Comment Noted. Thank you. 3. FOR APPROVAL - UPDATED: Thank you for the response. As the final regional trail and underpass locations could impact improvements being designed and constructed as part of the first filing, the City is requesting the regional trail and all improvements associated with the trail be designed and accepted as part of this first filing. Please plan to coordinate with Park Planning and Development staff to finalize the trail and underpass alignment before advancing the trail design. Response: As discussed with Staff these trails will not be designed as part of Filing 1. As noted on the plans, the regional trail crossing has been revised through discussions with Staff. 4. INFORMATION: Park Planning and Development must approve the trail alignment and design. Please plan to develop a preliminary level trail plan and centerline profile design. This shall include preliminary engineering design for the grade separations at Greenfields Drive as well as the at grade crossing at the railroad. Please show proposed easement needs associated with the two crossings on the plan sheets. Response: Response: As discussed with Staff these trails will not be designed as part of Filing 1. As noted on the plans, the regional trail crossing has been revised through discussions with Staff. 5. FOR APPROVAL - UPDATED: Thank you for the response. As the final regional trail and underpass locations could impact improvements being designed and constructed as part of the first filing, the City is requesting the regional trail and all improvements associated with the trail be designed and accepted as part of this first filing. Please plan to coordinate with Park Planning and Development staff to finalize the trail and underpass alignment before advancing the trail design. Response: Response: Response: As discussed with Staff these trails will not be designed as part of Filing 1. As noted on the plans, the regional trail crossing has been revised through discussions with Staff. FOR APPROVAL: Please provide additional information on the proposed regional trail connection at Greenfields Drive. The proposed regional trail alignment does not include information regarding slopes, radii, retaining wall needs, etc. Please double check plans to ensure trail edge linework is visible. As shown, and without requested information, the connection does not appear to meet standards. Park Planning would like to meet with the 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Applicant to better understand the proposed alignment as well as to explore other trail alignments which work with the intended site design for the development. Response: Response: As discussed with Staff these trails will not be designed as part of Filing 1. As noted on the plans, the regional trail crossing has been revised through discussions with Staff. 6. FOR APPROVAL - UPDATED: Thank you for the response. As the final regional trail and underpass locations could impact improvements being designed and constructed as part of the first filing, the City is requesting the regional trail and all improvements associated with the trail be designed and accepted as part of this first filing. Please plan to coordinate with Park Planning and Development staff to finalize the trail and underpass alignment before advancing the trail design. Response: Response: As discussed with Staff these trails will not be designed as part of Filing 1. As noted on the plans, the regional trail crossing has been revised through discussions with Staff. 7. FOR APPROVAL - UPDATED: Thank you for the response. As the final regional trail and underpass locations could impact improvements being designed and constructed as part of the first filing, the City is requesting the regional trail and all improvements associated with the trail be designed and accepted as part of this first filing. Please plan to coordinate with Park Planning and Development staff to finalize the trail and underpass alignment before advancing the trail design. Response: Response: As discussed with Staff these trails will not be designed as part of Filing 1. As noted on the plans, the regional trail crossing has been revised through discussions with Staff. FOR HEARING: Please include a minimum of 2' shoulders on each side of the regional trail to include a minimum of 2’ shoulders on each side of the trail. In addition, adjacent side slopes to the shoulders shall not exceed 4:1 unless otherwise approved. Response: These design items will be included at the time the trail is designed. PFA – Marcus Glasgow Topic: General 1. FOR APPROVAL - UNRESOLVED: There has been no changes to the plan. Response: An exhibit addressing Emergency Access Easement has been submitted as part of this resubmittal. FOR HEARING - UNRESOLVED: Block 8 / lots 25 and 26 do not appear to meet this access requirement. The alley will need to meet fire lane requirements, or these lots can be designed with 13D system to extend access distance. Another option would be designating a building envelope within the 150 ft distance. FOR HEARING: FIRE LANES - Fire access is required to within 150 feet of all exterior portions of any building, or facility 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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 to 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. Response: Comment Noted. An exhibit addressing Emergency Access Easement has been submitted as part of this resubmittal. 2. 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Comment Noted. Signage has been provided. 3. FOR APPROVAL - UNRESOLVED: The provided turning radius templates provided for Typical Local Residential Streets show inside radius measured from edge of parking and outside radius measured from flowline. Response: Updated Exhibits have been provided. FOR HEARING - UNRESOLVED: The turning radius is still not meeting the minimum 25 foot inside radius and most intersections. Response: Updated Exhibits have been provided. 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: Updated Exhibits have been provided. 4. FOR APPROVAL - UNRESOLVED: Overall hydrant plan will need to include entire development. This overall plan does not include southernmost portions of the development. Some of the spacing of hydrants located along roads of undeveloped portions of the site do not meet minimum spacing. Also, please remove radius around Hydrants as distance is measured as hose lay on approved access routes. Response: Comment Noted. An exhibit has been provided with this resubmittal. As future tracts are developed additional Fire Hydrants will be added. FOR HEARING - UNRESOLVED: I am unable to see any hydrants on the overall utility plan. Please update with hydrant locations Response: An updated exhibit is provided with this resubmittal. 5. FOR HEARING: WATER SUPPLY - The scale on the Utility Plan is incorrect so I am unable to verify hydrant spacing. I 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: Comment Noted. An exhibit has been provided with this resubmittal. As future tracts are developed additional Fire Hydrants will be added. 6. 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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: Understood. Thank you. Addressing will meet PFA standards. Technical Services – Jeff County Topic: General 1. INFORMATION - UPDATED: A FDP level review of all plans will begin next round. Response: Comment Noted. Thank you. 2. INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Comment Noted. Thank you. Topic: Plat 3. FOR APPROVAL - UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Response: Comment Noted. Replies have been provided. 4. FOR APPROVAL - UPDATED: Please change the Subdivision Plat title for this project to "Bloom Filing One". Please feel free to contact me with any questions. Response: Comment Noted. Plat title has been revised. Building Services – Katy Hand Topic: General 1. FOR BUILDING PERMIT - UPDATED: FOR BUILDING PERMIT: Please visit our website for current adopted codes, local amendments and submittal requirements. Note: 2021 Building Codes will be adopted early 2022 https://www.fcgov.com/building/application.php https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode Response: Understood. We will review the appropriate codes as applicable. Thank you for the information. 2. FOR BUILDING PERMIT: Each detached structure requires a separate permit, this includes carports, bike shelters, trellises, pergolas and garage buildings, and shade structures, and covered mail kiosks. Response: Understood. Thank you for this information. 3. FOR BUILDING PERMIT: A Fort Collins licensed general contractor and licensed subcontractors are required to build new homes 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Understood. Thank you for this information. Larimer County Office of the Assessor – Megan Harrity Topic: General 1. The title of the plat is BLOOM FILING ONE. But the plat dedication is to be known as BLOOM SUB. It would be better if those two were the same. Bloom Sub Filing One. Response: Comment Noted. This item has been updated. East Larimer County Water District – Randy Siddens Topic: General 1. INFORMATION: Please anticipate comments from ELCO around February 14, 2022. Response:, Thank you.