HomeMy WebLinkAboutBLOOM FILING ONE - PDP210014 - SUBMITTAL DOCUMENTS - ROUND 6 - RESPONSE TO STAFF REVIEW COMMENTSJuly 13, 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 6
Dear Ms. Bethurem Harras
Thank you for your Bloom – Filing One review comments which we received on June 24, 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
Development Review Coordinator – Brandy Bethurem Harras
Topic: GeneralComment Number: 1 09/02/2021: 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: Thank you.Comment Number: 2 09/02/2021: 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: Thank you. We have addressed
each comment in detail on the following letter. Comment Number: 3 09/02/2021: 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: Thank you. We have named all files as requested. Comment Number: 4 09/02/2021: 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/DrawingtextappearsasCommentsinaPDFcreatedbyAutoCAD.htmlResponse:
Thank you. We have minimized the files as much as possible following the directions provided. Comment Number: 5 09/02/2021: INFORMATION:Resubmittals are accepted any day of
the week, with Wednesday at noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible.Response:
Thank you for this information. Comment Number: 7 09/02/2021: 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: Understood. Thank you. Comment Number: 11 02/08/2022: 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:
Understood. Thank you.Comment Number: 12 02/08/2022: 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: Understood.
Thank you.Comment Number: 13 02/08/2022: 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: Understood. Thank you. We believe we have addressed all comments.
Planning Services – Pete Wray
Topic: GeneralComment Number: 20 06/20/2022: FOR APPROVAL:I am ready for BDR Decision process. When other staff are also ready, I will need about the same time as scheduling
a hearing to complete staff report and recommendation for Director to render a decision.The PUD compliance summary includes all of the primary standards for review. Can I get a word
version of this?Response:The requested Word file was provided to Pete Wray on July 13 via e-mail.Engineering Development Review – Sophie Buckingham, sbuckingham@fcgov.com
Topic: GeneralComment Number: 43 06/15/2022: FOR APPROVAL UNRESOLVED:Tracts DD and HH were not addressed in comment response or submittals. Tracts DD and HH seem to be a part
of current development. Additionally, not all ponds have drainage easements Ponds D and E being among them.(Sophie Buckingham) 04/20/2022: FOR APPROVAL:Tract DD and HH are marked on
the plat as Future Development but shown on the utility plan as Detention Pond. Which of these is correct, and what improvements will be constructed with Filing 1? Similarly, Tracts
FF and II are marked on the plat as Future Development but appear to contain Ponds G and I based on the utility plans. All detention ponds will need to be dedicated as a drainage easement
on the plat, and all overlot grading will need to be documented in the DA.Response:Drainage and utility as well as future development for filing 2 as necessary for improvements for Tract
DD. Tract HH drainage and utility dedicated as such, plat updated. Ponds inside of their own tract do not require a separate easement.Comment Number: 54 06/15/2022: FOR APPROVAL
UPDATE:We will leave this comment active until a haul route is determined.(Dave Betley) 04/22/2022: FOR APPROVAL:The plans show mass grading to the north of the railroad tracks. Mass
gradingis acceptable at this stage of the development.The applicant will need to have permission from the Railroad at the railroad crossing if the haul route.Response:Noted, comment
to remain active until haul route is established.Comment Number: 56 06/15/2022: INFORMATION:For future filings, please be aware that there will be fees for street cutting (pavement
impact fees) when stubbing utilities.Response: Information noted.Comment Number: 57 06/15/2022: INFORMATION:There were too many issues in the plans to mark and comment on every
single thing. Please use redlines as guidance. The two major issues were consistency and clarity.Consistency Is what is being labeled/shown/hatched consistent across all sheets in the
section?Clarity would this sheet make sense to someone looking at it for the first time? Is everything visible? Does the labeling make sense and look clear?4Response: Clarity and consistency
has been gone over and updated throughout the plan set. Notes and labels added where needed to make things as clear as possible.Comment Number: 58 06/15/2022: INFORMATION:CD
Section 2-page numbering differs from the Bluebeam page labeling. Is there a missing page?Response:Sheet numbering checked for correct order and numbering gaps.Comment Number: 59
06/15/2022: FOR APPROVAL:The acceptance of the 11foot utility easement variance along Greenfields and International will be contingent on the acceptance of the variance by the
utility vendors.Response:Variance requests have been edited and re-submitted for city approval.Comment Number: 60 06/15/2022: FOR APPROVAL:Thank you for showing a wider multiuse
path along the east side of Delozer bordering tract EE. It is still being labeled as 5 feet and we wanted to confirm the size. Is it 9 feet or 10 feet?Response: This is a 10 foot sidewalk,
labels have corrected to reflect this.Comment Number: 61 06/15/2022 FOR APPROVAL:Please correct all redlines and apply them throughout the plan set when relevant. For example,
in the utility plans on sheet C3.1, the applicant was asked to correct overlapping labeling for contours during the previous round of review. This was corrected. However, on the very
next page, there is a string of overlapping contour labels.Response:Redlines have been carried out throughout the plan set and the overlapping contours have been corrected.Comment Number:
62 06/15/2022: FOR APPROVAL:In the previous round of review on sheet C3.4, there was unknown linework and we asked what they were. The questions were answered in the response
to redlines, but nothing was done. The purpose of asking a question in the redlines is: 1) We don't know what that is;2) others reviewing or constructing these plans might not know what
that is; and3) it should be evaluated by the applicant as to whether or not it is relevant.Specifically with the questions from C3.4, we were told that bold lines running across the
sidewalks were underdrains. That makes sense for it to be in an overlot grading sheet. But the question isn't answered for anybody else looking at the sheet because it was not labeled
in the plans or the legend. The other question in C3.4 was regarding a hatched area. We were told it was a sanitary force main. Nothing was done about it in terms of clarifying on the
plans. It is still an unknown piece of linework, and it is also irrelevant to what this sheet is tryingto convey.Response:Force main linework has been frozen off grading sheets, the
sidewalk chases have been with labeled please see grading sheets and legend.Comment Number: 63 06/16/2022: FOR APPROVAL:On sheet C9.0, the plan view of Conquest St ties in
to existing road at Sta. 89+80, while the profile view has the proposed road starting at 89+50. Please clarify where the tiein is actually going to occur. See redlines.Response: Redlines
reviewed and change made to this sheet to resolve issue with stationing.Comment Number: 64 06/17/2022: FOR APPROVAL:Has it been discussed why Pond E extends into the utility
easement? Why are there two different borders for it? Where's the drainage easement? This comment is applicable to potentially all ponds.Response:Updated boundary provided.Comment Number:
12 06/24/2022: FOR APPROVAL UPDATED:Throughout the plans, please be very clear about the boundaries of Bloom's property. Any work performed outside of Bloom's property boundary
will require rightofway or offsite easements. Please provide documentation of easements for any offsite work to be performed. Please also be very clear about where Bloom's design ends
and Peakview's design begins.04/19/2022: FOR APPROVAL UNRESOLVED:Carried over as needing further discussion.02/08/2022: FOR APPROVAL UNRESOLVED:Carried over as needing further discussion.12/07/2021:
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 rightofway. The plans need to specify the exact limits of these easement and rightofway
boundaries that are offsite. An overall depiction of the various offsite easements and rightsofway 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 Peakview, either Peakview's plans are approved ahead of this development (and reflected
this way as previously approved and dedicated easements/rightsofway), or this project obtains easements/rightsofway as offsite dedications.Response:Notes have been added to clearly identify
what is being done on blooms property and what is being done by Peakview.Comment Number: 19 06/24/2022: FOR APPROVAL UNRESOLVED:We will need to determine how this infrastructure
will be guaranteed. The applicant had mentioned a desire to use a jointobligee bond, but City staff do not fully understand what this would entail. Please provide a thorough explanation
so that we can determine if a jointobligee bond will be acceptable to the City. Ultimate construction of Greenfields between Sykes and the railroad will be triggered by development north
of the railroad.04/19/2022: FOR APPROVAL UNRESOLVED:Further discussion is needed to determine how this infrastructure will be guaranteed. If needed, I will reach out to set up a meeting
specific to this topic.02/08/2022: FOR APPROVAL UNRESOLVED:Carried over as needing further discussion.12/10/2021: 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:The Hartford team acknowledges that specific guarantees will be identified and agreed to per the final approved
Development Agreement for the Bloom Filing 1 BDR. In regards to the security of the portion of the Greenfields Drive which will not be immediately constructed north of Sykes to the center
of the railroad track, we expect to propose the use of a joint-obligee bond. We have included an example of this type of security which we have seen accepted by the City of Fort Collins
in other instances. We will work with the appropriate parties to verify whether this type of security is acceptable in this specific instance and will provide a draft of the bond as
well as specific exhibits, etc. once we receive a copy of the Development Agreement from the City. We acknowledge that future conversations will take place with City Staff and Hartford
Homes on many details of “what, when and how” securities will be assigned and approved. We commit to working with the City of Fort Collins Staff on these details so that a final Development
Agreement can be agreed to and executed, which is required before construction can commence.Comment Number: 27 06/13/2022: FOR APPROVAL UPDATED:ELCO requested pocket easements
around water meters. Comcast also requested that the easements should be specified to include telecommunications utilities. These need to be shown on the plans and mentioned in the variance
request. No other utility providers expressedconcerns or changes to the proposed easement width in the area that will not have gas service. Please make the requested changes and resubmit
the variance request.04/22/2022: FOR APPROVAL UPDATED:Engineering is still evaluating whether the 5foot utility easements will be adequate for private utilities. I will follow up with
you when I have more information.02/08/2022: FOR APPROVAL:Further conversation is needed regarding the request for 5foot utility easements surrounding the singleunit 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.Comment Number: 29 05/03/2022: FOR APPROVAL UPDATED:Please defer planting of the
first seven street trees along the west side of Greenfields Drive, north of the intersection with International Blvd. Engineering is work on an estimate for a paymentinlieu for this
300foot stretch of landscape parkway, to leave room for a future turn lane.04/22/2022: FOR APPROVAL UNRESOLVED:Detention pond and street trees still appear to be in conflict with space
needed for a future turn lane. Please follow up with Engineering, Traffic, and Forestry todiscuss.02/08/2022: 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 detentionpond.Comment Number: 31 06/22/2022: FOR APPROVAL UPDATED:Thank you for showing ultimate design for street improvements.
Will the full improvements from the Peakview plans be constructed, or will some of the improvements be deferred until future development?04/12/2022: FOR APPROVAL:As previously discussed,
full street improvements must be designed along the Frontage Road west of the roundabout. I understand that the ultimate construction may depend on coordination with CDOT, but the full
design is required for approval of Filing 1. This includes sidewalk along the entire length of Bloom property on the Frontage Road. The utility plan still shows the sidewalk ending along
Greenfields north of the roundabout, which is not acceptable.Comment Number: 37 05/02/2022: FOR APPROVAL UPDATED:The Development Agreement will address the overlot grading
north of the railroad, including haul route and erosion control.04/19/2022: FOR APPROVAL:The grading plan shows grading proposed north of the railroad. When will this grading be performed?Comment
Number: 39 06/22/2022: FOR APPROVAL UPDATED:Are there any updates on whether the City of Greeley will need to sign the plat and utility plans?04/19/2022: FOR APPROVAL:The
ROW for Donella Drive overlaps with an existing easement to the City of Greeley. The City of Greeley may need to sign the plat and utility plans.Response:Pocket easements have been added,
the variance request has been edited and re-submitted for approval.Comment Number: 29 05/03/2022: FOR APPROVAL UPDATED:Please defer planting of the first seven street trees
along the west side of Greenfields Drive, north of the intersection with International Blvd. Engineering is work on an estimate for a paymentinlieu for this 300foot stretch of landscape
parkway, to leave room for a future turn lane.04/22/2022: FOR APPROVAL UNRESOLVED:Detention pond and street trees still appear to be in conflict with space needed for a future turn
lane. Please follow up with Engineering, Traffic, and Forestry to discuss.02/08/2022: 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 note has been added on the landscape plans to coordinate the installation of these trees with Engineering for payment-in-lieu.Comment
Number: 31 06/22/2022: FOR APPROVAL UPDATED:Thank you for showing ultimate design for street improvements. Will the full improvements from the Peakview plans be constructed,
or will some of the improvements be deferred until future development?04/12/2022: FOR APPROVAL:As previously discussed, full street improvements must be designed along the Frontage
Road west of the roundabout. I understand that the ultimate construction may depend on coordination with CDOT, but the full design is required for approval of Filing 1. This includes
sidewalk along the entire length of Bloom property on the Frontage Road. The utility plan still shows the sidewalk ending along Greenfields north of the roundabout, which is not acceptable.Comment
Number: 37 05/02/2022: FOR APPROVAL UPDATED:The Development Agreement will address the overlot grading north of the railroad, including haul route and erosion control.04/19/2022:
FOR APPROVAL:The grading plan shows grading proposed north of the railroad. When will this grading be performed?Comment Number: 39 06/22/2022: FOR APPROVAL UPDATED:Are there
any updates on whether the City of Greeley will need to sign the plat and utility plans?04/19/2022: FOR APPROVAL:The ROW for Donella Drive overlaps with an existing easement to the
City of Greeley. The City of Greeley may need to sign the plat and utility plans.Response:Greenfields, the roundabout and the frontage road with the associated utilities that service
or lie under these improvements will be Constructed.Comment Number: 46 06/13/2022: FOR APPROVAL UNRESOLVED:Thank you for submitting the variance request. However, the request
did not adequately discuss the mitigation that needs to be provided due to not being able to meet the arterial standards. Please see my original comment below, which explains the mitigation
measures that need to be discussed in the variance request. Without discussion of the mitigation, I strongly disagree with the statement in the variance request that the proposed design
will have noimpact on public health, safety and welfare. Please revise and resubmit the variance request.04/22/2022: FOR APPROVAL:Please submit a variance request for the centerline
curves in Greenfields Drive. The variance request should discuss the following standards for a twolane arterial, located in LCUASS Table 73: 1,075foot radius and 200foot tangent between
curves. Please discuss the proposed radius and tangent length, as well as mitigation measures. Mitigation will include, but might not be limited to, a posted speed limit of 30 mph, advance
warning signs for reverse curves, and an advisory speed limit of 25 mph.Comment Number: 55 06/13/2022: FOR APPROVAL:Thank you for submitting a variance request for the Delozier
street section. However, the exhibit does not reflect the agreedupon twoway striping for the interim condition. The variance request also needs to address the intersection offset at
International during the interim condition, and mitigation measures that will be taken to ensure safety.Response:The variance request has been re-submitted with the requested edits made.Department:
Traffic OperationContact: Spencer Smith, 9702216820, smsmith@fcgov.comTopic: GeneralComment Number: 25 06/22/2022: FOR APPROVAL:There are still a few street trees shown
along the Greenfields and detentionpond tract frontage. These should be removed from the plans to allow for a potential future SB RT lane at Greenfield/International. This comment was
made previously as part of the Filing Two project comments.Response: The trees have been removed.Contact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number:
17 04/19/2022: FOR INFORMATION: Signing and Striping plans. Additional warning signs will be determined for the curvatures in Greenfields as it approaches the railroad crossing
when that section of roadway is constructed since these curves are being built to the Collector standard and not the Arterial standard.Response:Noted, signage has been addressed in the
variance request and called out on the signage planComment Number: 23 06/21/2022: FOR APPROVAL: Signing and Striping plans. Redlines have been provided for the signing and
striping plans provided. Please incorporate these into the plans. Questions, please contact Steve Gilchrist.Response:Redlines have been addressed and changes made to the plans.Comment
Number: 24 06/21/2022: FOR APPROVAL: See striping changes for the Delozier and International intersection. Remove biked lane on Delozier, south of International, add shared
lane markings. Convert intersection to an allway stop.Response:Redlines for this intersection have been addressed and changes made to the striping planDepartment: Stormwater FloodplainContact:
Claudia Quezada, (970)4162494, cquezada@fcgov.comTopic: FloodplainComment Number: 19 06/21/2022: FOR APPROVAL UNRESOLVED: See redlines for sheets that are need revised labeling.
04/22/2022: FOR APPROVAL UPDATED: Please make sure floodway and floodplain boundaries are labeled on utility set (see redlines for clarification). 02/08/2022: FOR APPROVAL:Please
address redlines for minor comments.Response:Labels edited per floodplain provided redlines.Comment Number: 20 06/21/2022: FOR APPROVAL UNRESOLVED: Plat is now missing existing
FP linework. Sheets 9,11,12, and 13 (see redlines). 04/22/2022: FOR APPROVAL UNRESOLVED: Please remove proposed floodplain linework from Plat (see redlines). 04/19/2022: FOR APPROVAL
UNRESOLVED: Proposed floodplain linework still showing up. 02/08/2022: FOR APPROVAL: Please remove "proposed floodplain" labels and linework from plat anddrainage plan.Response:Plat
redlines addressed and corrected.Department: Erosion ControlContact: Jesse Schlam, 9702182932, jschlam@fcgov.comTopic: Erosion ControlComment Number: 47 06/17/2022: FOR
APPROVAL:The plan provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.3). The erosion control plan is acceptable minus needing to be signed. The report
provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.4). The erosion control report was missing key components to meet City Criteria. Please review
the provided comments and redlines and address them accordingly.The escrow calculation provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.5). The
erosion control escrow calculation was missing key components to meet City Criteria. Please review the provided comments and redlines and address them accordingly.Minor Items were identified
from the report and still require signed plans at final acceptance. Please complete the Final Stabilization Section as that seemed to be not included and please break the escrows down
into the phases as shown on the Plans. These will resolve erosion control concerns."Response:Discrepancies in the erosion control report have been addressed per comments.Comment Number:
48 06/17/2022: FEES: Based upon the updated materials and information provided since the last review comments, we have recalculated an Erosion Control Inspection fee of $41568.10
and a Stormwater LID/WQ Inspections fee of $5660.00. A copy of the calculation spreadsheet will be provided. The fee will need to be provided at the time of erosion control escrow.Response:
Understood. Thank you. All fees will be paid at the required time. Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment
Number: 3104/19/2022: FOR APPROVAL: The City has done some minor revisions to the Rain Garden detail to avoid some confusion during construction. The City will email the updated version
to you.’Response: Noted, when received the updated rain garden detail will be added. Please provide at your earliest convenience. Comment Number: 3706/22/2022: FOR APPROVALREVISED:Please
add a depth gage to all ponds deeper than 4 feet.04/19/2022: FOR APPROVAL: A detention pond depth gage is required for all ponds deeper than 4 feet. Please provide the City's standard
detail on the plans and show the locations of these on the grading plans and label.Response:Depth gauges have been added and called out accordingly.Comment Number: 38 06/22/2022:
FOR APPROVALREVISED:On what sheet is the hatching located?04/19/2022: FOR APPROVAL: Please add hatching to all the rain gardens and sand filter to show and document the area of soil
sand media.Comment Number: 39 06/22/2022: FOR APPROVALREVISED:Documentation for offsite drainage easements on the Peakview property are still needed.04/20/2022: FOR APPROVAL:Please
provide drainage easements for the detention ponds being built in the future development areas, but needed for the infrastructure in Phase 1. Drainage easements are also needed for all
onsite and offsite outfalls as well.Response:Hatching has been added to the sheets to denote the location of rain gardens and sand filters.Comment Number: 39 06/22/2022: FOR
APPROVALREVISED:Documentation for offsite drainage easements on the Peakview property are still needed.04/20/2022: FOR APPROVAL:Please provide drainage easements for the detention ponds
being built in the future development areas, but needed for the infrastructure in Phase 1. Drainage easements are also needed for all onsite and offsite outfalls as well.Response: Offsite
easements have all been recorded reception number: 20220024302.Comment Number: 49 06/22/2022: FOR APPROVAL:The private section of Storm Sewer C from Station 123+56.71 to 118+07.51needs
to be located outside of the ROW and public utility easement. It appears it could be located west of Greenfields and tiein to the back of inlet.Response:Storm updated connecting to inlets
draining south within ROW after inlets.Comment Number: 50 06/22/2022: FOR APPROVAL:Is there room to move the public portion of Strom C to be located 5 feet instead of 4 from
the edge of pipe to the flowline in Greenfields?Response:With existing water already in Greenfields and future need to add sanitary sewer to accommodate future development, the location
of storm c allows the proper clearance to maintain the required utility spacing.Comment Number: 51 06/22/2022: FOR APPROVAL:Storm D can be public from the inlet to the flaredend
section as well.Response:Change has been made see applicable labels on storm sheets.Comment Number: 5206/22/2022: FOR APPROVAL:Storm Z needs to be private from MH Z2 to the flaredend
section.Response:Change has been made see applicable labels on storm sheets.Comment Number: 53 06/22/2022: FOR APPROVAL:Storm Z2 needs to be labeled as public.Response:Change
has been made see applicable labels on storm sheets.Comment Number: 5406/22/2022: FOR APPROVAL:Storm G needs to be private, not public.Response: G Change has been made see applicable
labels on storm sheets.Comment Number: 5506/22/2022: FOR APPROVAL:The transition from public to private for Strom H can be at MH H3 instead of H4.Response:Change has been made see
applicable labels on storm sheets.Comment Number: 56 06/22/2022: FOR APPROVAL:Please label Storm I3A as public.Response:Change has been made see applicable labels on storm
sheets.Comment Number: 5706/22/2022: FOR APPROVAL:Storm I2A.2 should be labeled as private.Response:Change has been made see applicable labels on storm sheets.Comment Number: 5806/22/2022:
FOR APPROVAL:It appears all Storm sewer on Sheet C6.18 should be labeled as private.Response:Change has been made see applicable labels on storm sheets.Comment Number: 5906/22/2022:
FOR APPROVAL:Storm I4.3 needs to be labeled as public.Response: Change has been made see applicable labels on storm sheets.Comment Number: 60 06/22/2022: FOR APPROVAL:Storm
J can be public all the way to the flaredend section at Pond E.Response:Change has been made see applicable labels on storm sheets.Comment Number: 61 06/22/2022: FOR APPROVAL:Storm
K needs to be private at the upstream most stub to MH K5.Response:Change has been made see applicable labels on storm sheets.Comment Number: 62 06/22/2022: FOR APPROVAL:Storm
K4 needs to be private.Response:Change has been made see applicable labels on storm sheets.Comment Number: 63 06/22/2022: FOR APPROVAL:Please label Storm P as private.Response:Change
has been made see applicable labels on storm sheets.Comment Number: 64 06/22/2022: FOR APPROVAL:Storm M needs to be private from the outlet structure to inlet M4. This section
also needs to be outside of the ROW and any utility easements.Response:Storm updated connecting to inlets draining south within ROW after inlets.Comment Number: 65 06/22/2022:
FOR APPROVAL:Storm M1 needs to be private, not public.Response:Change has been made see applicable labels on storm sheets.Comment Number: 66 06/22/2022: FOR APPROVAL:Please
provide hatching for each rain garden soil media section to document where the soil media is being placed and to ensure it meets the minimum area per calculations.Response:Hatching has
been added.Comment Number: 6706/23/2022: FOR DEVELOPMENT AGREEMENT:Information is needed to input the Developer Repay into the Development Agreement. To be eligible for reimbursement,
prior to final approval of the Development Agreement the Developer must submit to the Stormwater Utility a report detailing the proposed basin improvements and obtain the City's approval
of the report. The report must identify all elements of the project eligible for reimbursement and include a detailed project description, a project bid form with estimated quantities,
unit prices, engineering design and construction management costs. Please call to discuss the specifics here, but this is basically to get an estimate of costs for reimbursement to document
in the DA.Response:Understood. The Applicant will continue to work with the City to provided all required information. Department: Light And PowerContact: Tyler Siegmund, 9704162772,
tsiegmund@fcgov.comTopic: GeneralComment Number: 909/14/2021: INFORMATION:Electric services to multifamily 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:Understood. Thank you. Comment Number:
10 09/14/2021: 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:Understood. Thank you.Comment
Number: 11 09/14/2021: 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’.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.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:Understood. Thank you.Comment Number:
12 09/14/2021: INFORMATION: Per City Code, all residential units will need 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/ElectricServiceStandandardsResponse:Understood.
Thank you.Comment Number: 13 09/14/2021: 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.comfor commercial grade account support, RFPs and bulk agreements.Response:Understood. Thank you.Comment Number: 14 09/14/2021: 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/gorenewableResponse:Understood.
Thank you.Comment Number: 15 09/14/2021: 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/buildersanddevelopers/plantinvestment/developmentfeesResponse:Understood.
Thank you.Comment Number: 16 09/15/2021: 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 tobuild Greenfields Dr, please alert Light and Power to ensure electric infrastructure is coordinated with a different project team.Response:Understood. Thank
you.Comment Number: 21 06/21/2022: FOR APPROVAL:There are a few conflicts with the proposed electrical service lines and sewer service lines on the lots along Crusader St,
Comet St. Please make sure there is a minimum of 3ft separation between electric and other utility lines. 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 3ftResponse:Service conflicts have been reviewed and corrected where needed.Department: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic:
GeneralComment Number: 2006/21/2022: FOR APPROVAL: Cost estimates for the NHBZ restoration, stabilization seeding, weed management, and monitoring are needed.Response:This information
will be provided directly to Scott Benton, it is understand that certain elements and approvals of those elements are required to be reviewed and approved by Environmental Planning ahead
of BDR approval. Comment Number: 23 06/21/2022: FOR APPROVAL: It appears that the grading to implement the Ducks Unlimited stormwater detention pond management/maintenance
plan has been completed; thank you for that. I’m unsure of the correct terminology, but have details of the water control structures been included? I could not find them in this submittal.
Additionally, some notes will need to be included that detail the longterm management and maintenance of these Ponds A, B, and C to ensure the plan can be implemented appropriately.Response:As
per discussion structures to be provided with final development of associated tracts.Comment Number: 24 06/21/2022: FOR APPROVAL: Some additional finetuning of the pollinator
plan is needed and can be handled with an offline meeting. Specifically, I would like to discuss documentation of an adequate maintenance requirements so that the full benefits of the
pollinator resources can be realized.Response:Per discussions with City Staff, additional direction has been added to the pollinator plan.Comment Number: 25 06/21/2022: FOR
APPROVAL: Please indicate on the landscape plans where the pollinator resources are located that will satisfy Filing 1’s pollinator plan obligations (primary or secondary nodes, primary
corridor features on Aria Way, etc.).Response:Additional diagrams have been provided on the pollinator plan to indicate specific areas where pollinator plantings occur within the landscape
plans.Comment Number: 26 06/21/2022: FOR APPROVAL: Please change the language of Seem Mix Note #6 to read as follows:“AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW,
JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTICBASED EROSION CONTROL MATERIALS (I.E., PLASTICWELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER
AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.”Response:This text has been revised.Department: ParksContact: Aaron Wagner, aawagner@fcgov.comTopic: GeneralComment
Number: 104/19/2022: INFORMATION:Thank you for working with the Parks Dept. for previous rounds of review. It has been determined that the roundabout will be turned over to the Parks
Dept. for long term maintenance. Additional coordination is required for new medians and streetscapes that will be turned over to the Parks Department for management. Please coordinate
closely with the Parks Department for irrigation tap locations, allotments, locations of infrastructure, and the turnover of the irrigation in the future streetscape and/or medians.Response:All
irrigation equipment is shown on plans and we will continue to coordinate with the City regarding turn over of the irrigation system.Comment Number: 4 04/19/2022: FOR APPROVAL:The
Parks Dept. will require DA language related to areas that will be turned over to Parks for long term maintenance. Parks will begin to get that language drafted for the applicant to
review when the draft DA is sent out.Response:Noted, thank you. We will continue to coordinate with the City regarding City maintained areas.Comment Number: 5 04/19/2022:
FOR APPROVAL:The Parks Department will need to review any taps/new irrigation that will be handed over to Parks for management. Irrigation plans will need to be reviewed and comply
with Parks irrigation standards:https://www.fcgov.com/parks/files/fciptfinalreportwithstandards.pdf?1617295249.Response:Irrigation plans have been prepared to address City standards.Comment
Number: 6 04/19/2022: FOR APPROVAL:Please reference our specifications for the design and construction of the irrigation system that will be turned over to Parks. Parks will
need to review specifications to ensure they are in line with our standards. Link to Parks Dept. specifications: https://www.fcgov.com/parks/files/fciptfinalreportwithstandards.pdf?1617295249Response:Irrigation
equipment and specifications are included in the re-submittal.Comment Number: 7 06/21/2022: FOR APPROVAL UPDATED:Per section 3.1.1. of the Fort Collins Streetscape Standards
the narrative shall include the below and other examples included in the section.The design intent, assumptions, and maintenance and renovations that will be needed over time to realize
the design intent.Note all aspects of the project from initial grading and soil preparation, to irrigation systems, to planting and establishment procedures, to management and maintenance.Note
outstanding issues that need to be monitored over time.04/19/2022: FOR APPROVAL:Please provide a Streetscape project narrative per section 3.1.1. of the Fort Collins Streetscape Standards.
Please include the narrative on the plan set for future reference.Response:A streetscape narrative has been added to the plans for City maintained areas.Comment Number: 1204/19/2022:
FOR APPROVAL:Water allotments and water budgets need to be provided for each tap that is to be turned over to Parks.Response:This information has been included in the resubmittal.Comment
Number: 1304/19/2022: FOR APPROVAL:Water allotments and water budgets need to be provided for each tap that is to be turned over to Parks.Response:This information has been included
in the resubmittal.Comment Number: 15 04/19/2022: FOR APPROVAL:Please include: a.Peak Season Irrigation Schedule. Including zone number, irrigation type (spray, rotor, drip,
etc.), plant type (turf, shrubs, native seed, trees, etc.), applied depth (in), flow (gpm), area (sf), precipitation rate (in/hr), run time (minutes), andrequired pressure (psi). Drip
flows must be provided. b.Controller Data Input Chart. The columns labeled precipitation rate, slope and microclimate may be left blank to be completed on the asbuilt drawings. c.Pressure
Calculation Worksheet. Show that the pointofconnection design pressure, minus the possible system pressure losses (for the worst case zone), is greater than or equal to the designed
sprinkler operating pressure. Worst case zone must be identified.Response:This information has been included in the resubmittal.Comment Number: 17 04/19/2022: FOR APPROVAL:Please
include the Hydrozone of each plant (VL, L, M, H) in the plant list. This shall correlate with an emitter schedule on the irrigation plans and facilitate in calculating the water budget.
Parks can send an example if necessary.Response:This information is included on the plant schedule. Corresponding information is also included on the irrigation plans.Comment Number:
18 04/19/2022: FOR APPROVAL:Please include mature plant height and width information on the plant table for reference.Response: This information is included on the plant schedule
for the roundabout area only.Comment Number: 19 04/19/2022: FOR APPROVAL:Mainline: Mainline shall be HDPE and shall be maximized in sized based on available water, Parks prefers
to have the largest mainline we can from the water source. HDPE pipe for mainline pipes is preferred and required for special circumstances (mature trees, distribution, street crossings,
stream crossings, etc.)Response:This design is addressed in the re-submittal.Comment Number: 24 06/24/2022: UPDATE:Thank you for adding Parks contacts to the cover page. Please
replace Mike Calhoon with Jill Wuertz jwuertz@fcgov.com, 9702191573 mobile04/19/2022: FOR APPROVAL:Please add Parks contact info on the cover page for convenience in contactingand coordinating
with the Parks Dept.Response:This information has been added to the cover page.Comment Number: 25 04/19/2022: FOR APPROVAL:INSPECTIONS: Parks has an inspection process for
irrigation sleeving, irrigation installation, and for the landscape plantings that needs to be implemented. Parks needs to review the sleeving locations, two wire installation, overall
irrigation installation, plants, layout, spacing, for QC and approval, prior to planting. Please coordinate with the Parks dept. for each inspection.Response:Review and inspection by
parks has been noted on the landscape plans.Comment Number: 26 04/19/2022: FOR APPROVAL _ UPDATE:Thank you for locating the infrastructure in the tree lawn. If there is room
is there anyway to have these elements behind the sidewalk?Please locate controllers, master valves, winterization assemblies, flow sensors, weather sensors, and other major infrastructural
elements in tree lawns away from traffic for safety. Valves (standard drip valve, etc.) maybe located within medians/roundabouts; however, please ensure that these elements do not pose
safety hazards to technicians.Response:Equipment has been located to best fit within the City maintained landscape areas.Comment Number: 28 04/19/2022: INFORMATION:Asbuilt drawing
shall be provided as an AutoCAD file and pdf set to The Fort Collins Parks Dept.Response:Noted, thank you. As-builts will be provided once installation is completed.Comment Number:
34 04/19/2022: FOR APPROVAL:Please add GPM calculations for point source emitter drip zones.Response:This information is included in the resubmittal.Comment Number: 35
04/19/2022: FOR APPROVAL:Grounding rods shall be located at the end of each run, be a min. 8’ from the valve box, and be located within their own vale box. Please provide a detail
for the ground rod.Response:This information is included in the resubmittal.Comment Number: 36 04/19/2022: FOR APPROVAL:Please include the following note for two wire testing
on the plans “Wires shall be tested at every location where the wires cross roadways and at every ground location (Including valve box ground and end of run ground).Response:This information
is included in the resubmittal.Comment Number: 37 04/19/2022: FOR APPROVAL:Please show grounding locations on the plans. There should be a grounding rod at intervals of a minimum
of every 5 decoders and a maximum of every 8decoders.Response:This information is included in the resubmittal.Comment Number: 38 04/19/2022: FOR APPROVAL:Native seed areas
to be turned over to Parks shall have a permanent irrigation system. Parks will need review seed mixes. Please clarify the intent of the seed mixes as well. Will these be ‘nomow’ or
all native with tall grasses that won’t be maintained much, etc.? Parks needs to have an idea of what kind of maintenance and irrigation is going to be anticipated for these areas.Response:See
revised plans indicating areas of native seed within City maintained areas – OR – There is no native seed within City maintained areas.Comment Number: 39 04/20/2022: FOR APPROVAL:Please
label all art/objects/walls in the landscape that will be turned over to Parks. Parks will need to review and approve the locations and details of all art/objects/walls.Response:Limit
of the City Maintained items has been clarified on the plans. Locations are suggested only for potential future art installations. The art elements are not designed or finalized at
this time and would require additional City review.Comment Number: 40 04/20/2022: FOR APPROVAL:Slopes on detention areas and other native seeded areas to be turned over to
Parks shall be 4:1 max. and shall have varying slopes for a more natural aesthetic and help with seed establishment.Response:No landscape slopes to include beds or seeded areas will
be over 4:1 slope. Contours, spot elevations and slopes have been added to the roundabout landscape plans.Comment Number: 41 04/20/2022: FOR APPROVAL:Please show and label
areas that will be turned over to Parks. We need to have a firm understanding of the square footage, landscape types, and irrigation needs for budgeting purposes.Response:Areas to be
turned over to parks have been indicated on the landscape and irrigation plans. A separate drawing package including landscape and irrigation for the City maintained areas has been
included as an attachment in our re-submittal for additional clarification.Comment Number: 42 06/24/2022: FOR APPROVALPlease create a plan set that calls out specifically what
will be turned over to Parks for long term maintenance. This includes overall plans and detail site and landscaping plans and irrigation plans. Parks needs the size of the medians/landscape
with the approximate SF of all planting areas, hardscape areas, urban design elements, and specialty items for budgeting purposes.Response:A separate drawing package including landscape
and irrigation for the City maintained areas has been included as an attachment in our re-submittal for additional clarification. Material quantities have been added to these drawings.Comment
Number: 43 06/24/2022: FOR INFORMATIONParks was under the impression that the double curbing was being removed from the roundabout mediansResponse:Per previous discussions,
double curb is included only within large triangular median islands. Revised plans include additional clarification on locations of double curbs.Department: Park PlanningContact:
Kyle Lambrecht, 9702216566, klambrecht@fcgov.comTopic: GeneralComment Number: 112/07/2021: 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:Noted, thank you. We will continue to coordinate with Park Planning regarding
the regional trail.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Construction DrawingsComment Number: 1206/17/2022: FOR FINAL APPROVALUPDATED:There
are line over text issues. See redlines.Response:Line over text has been review and corrected per redlines.Comment Number: 13 06/17/2022: FOR FINAL APPROVALUNRESOLVED:All statements
must match the Benchmark Statement on the cover sheet, or just be a note to see the statement on the cover sheet.Comment Number: 16 06/17/2022: FOR FINAL APPROVALUPDATED:There
are text over text issues. See redlines.Response:Text over text issues have been corrected per redlines.Topic: Landscape PlansComment Number: 906/22/2022: FOR FINAL APPROVALUPDATED:There
are line over text issues. See redlines.Response:These issues have been addressed. Topic: PlatComment Number: 1 06/22/2022: FOR APPROVAL UPDATED:Please make changes as marked.
If changes are not made or you disagreewith 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 9702216565 or jvonnieda@fcgov.comResponse:Plat redlines reviewed and corrections made,
response to each redline is in the redline PDFs included with this resubmittal. Topic: Site PlanComment Number: 506/22/2022: FOR FINAL APPROVAL:Some of the sheet numbers in the sheet
index do not match the sheet numbers on the noted sheets. See redlines.Response:This has been revised. Comment Number: 806/22/2022: FOR FINAL APPROVALUNRESOLVED:There are line over
text issues. See redlines.Response:These have been fixed. Department: Outside AgenciesContact: Brian Zick, BoxElder Sanitation District, brianz@boxeldersanitation.orgTopic: GeneralComment
Number: 1 06/21/2022: FOR APPROVAL:Please see attached.Response:Boxelder comments have been reviewed and applicable changes made per commentsContact: Don Kapperman, Comcast,
9705670245, Don_Kapperman@comcast.comTopic: GeneralComment Number: 106/07/2022: INFORMATION:Comcast has no issues at this time.Comcast would like to go joint trench with Ft Collins
Light & power.Response:No issues seen by Comcast, noted.Contact: Monique Perez, City of Greeley, 970/350.9810,Monique.Perez@greeleygov.comTopic: GeneralComment Number: 106/23/2022:
FOR APPROVAL:Please see the initial comments for Bloom Filing 1 attached. COG signature block, general notes and easement documents also attached. As we discussed, the comments in
grey are discussion points I will have with our engineer when he returns next week.That review is scheduled for midnext week and once completed, the updated comments will be sent your
way.Response:Edits have been made per the comment sheet provided.