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HomeMy WebLinkAboutBLOOM FILING ONE - PDP210014 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (2) 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com September 14, 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 8 Dear Ms. Bethurem Harras Thank you for your Bloom – Filing One review comments which we received on September 2, 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, #165 I Fort Collins, CO 80524 www.norris-design.com Development Review Coordinator – Brandy Bethurem Harras Topic: General Comment 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/Drawing-text-app ears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Thank you. We have minimized the files as much as possible following the directions provided. 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 43 08/29/2022: FOR FINAL APPROVAL - UNRESOLVED: There is no DE designation for Tract HH in the plat. In the utility plans, there is a label for Pond H, proposed grading around the pond, and a stormwater outlet feeding the pond. This seems to indicate that a pond will be constructed in this this filing, rather than future filings. If this is the case, we need a drainage easement designation in the plat. 08/02/2022: FOR APPROVAL - UPDATED: I think I figured this out. Tract DD is marked in the plat as a blanket easement for an AE, UE and another AE. The table on sheet two of the plat calls it out as also being a drainage easement. Tract HH is marked on the table as future development and labeled on sheet 13 as an AE, UE, and AE. I'm guessing that the second AE on those tracts are supposed to be DE's. Make sure the plat is consistent on all tracts. 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: The plat has been updated to have a DE in tract HH. Comment Number: 54 06/15/2022: FOR APPROVAL - UPDATED: 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 grading is 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 will remain active until haul route determined. Comment Number: 63 08/29/2022: FOR FINAL APPROVAL - UNRESOLVED: The k-value for the left flowline is still below the minimum requirements. 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com 08/02/2022: FOR APPROVAL - UNRESOLVED: Whatever was done in between submittals obscured street curvature data and brought k-values out of compliance. Per LCUASS Table 7.3, local connector crests have to have a minimum k-value of 19. It is fine to have the profile start at station 89+50. The station just needs to be called out in the plan so there is context, and the profile needs to show where the grade transitions from existing to proposed. Based on what is labeled in the profile, there is proposed grading at station 89+50. The plan view illustrates that proposed grading starts at 89+80. We need to see a consistent and accurate picture of what is happening. See redlines. 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 tie-in is actually going to occur. See redlines. Response: K value has been updated to 20.67. Comment Number: 64 08/29/2022: FOR FINAL APPROVAL - UNRESOLVED: The Pond G appears to be overlapping with a utility easement. The applicant stated that the linework was actually a natural zone buffer line that has been labeled. There has been no updated labeling in either the horizontal control plan or the utility plan. I think the applicant has confused Pond G with Pond I in their response. 08/02/2022: FOR APPROVAL - UNRESOLVED: Pond G overlaps with a utility easement. 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: Pond G does not overlap the natural zone buffer, you are correct in stating that Pond I is the one that does this. Pond G adjusted to not overlap easement. Comment Number: 80 08/29/2022: FOR FINAL APPROVAL: We appreciate you showing the grading for the roundabout. However, the linework and lack of labeling is confusing. I'm looking at this from the perspective of the people doing this grading. If the design that Peakview made is going to be constructed with these plans, then the design work has to blend seamlessly. See redlines C3.16-C3.19. Response: The differences in surfaces are a result of two different CAD files coming together. The flowlines and roadway contours have been coordinated with Peakview to ensure grading ties together smoothly. Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General Comment Number: 66 09/02/2022: FOR APPROVAL - REVISED: Please resubmit the variance request for 5-foot utility easements. I have provided some redlines to clarify the 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com small changes that are needed. There is one section along the east side of Aria Way where we cannot approve a 5-foot easement because a gas line is proposed. The variance request also needs to mention that 5-foot easements are proposed along Roselyn Street and the south side of Conquest Street. If you are comfortable with these changes, please submit the updated variance request, and I will recommend that the City Engineer approves the variance request. 08/02/2022: FOR APPROVAL - REVISED: Please resubmit the variance request for 5-foot utility easements, to include the east side of Aria Way from Conquest Street to International Boulevard. I can route the updated variance request to utility providers as soon as you resubmit it. Feel free to email it to me prior to submitting the next round of review. Response: Variance request has been edited per the provided redlines. Comment Number: 71 09/01/2022: FOR FINAL APPROVAL - UNRESOLVED: The applicant has added notes to the utility plan indicating that there will be an access easement for the sidewalk. However, the plat still needs to be updated to dedicate the access easement. See redlines on Sheet C2.16. 08/02/2022: FOR APPROVAL: The proposed sidewalk along the west leg of the Frontage Road appears to be outside of the existing right-of-way. Please dedicate either right-of-way or access easement for the sidewalk on both sides of the street. Response: Access easement added to plat. Comment Number: 73 09/02/2022: INFORMATION: It is still not clear what size the smaller irrigation pipes are. For any pipes larger than 8 inches, you will need an encroachment permit for the pipe to cross public right-of-way. For pipes 8 inches or smaller, you will not need an encroachment permit, but they will need to be identified on the as-built drawings. 08/02/2022: FOR APPROVAL: Please specify the size of each irrigation line. I see a couple of locations where an 18 inch irrigation line crosses the right-of-way and will require encroachment permits. I can't tell the sizes of the smaller pipes, and this will determine whether the smaller pipes require encroachment permits. Response: The only lines over 8” are the ones feeding the irrigation ponds from the ditch. The pressurized system as noted by Hines doesn’t have any lines over 8”. Comment Number: 81 08/29/2022: FOR FINAL APPROVAL: Several utilities are proposed to cross railroad right-of-way. Please add a note to the utility plan stating that at the time of City approval of the plans, the railroad has not yet given permission for any work in their right-of-way and that City approval of the plans does not constitute approval of any work within railroad right-of-way. Please call out all locations where utilities are proposed to cross railroad right-of-way and label them as not to be 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com constructed before permission has been given by the railroad. I have tried to identify all of the utilities proposed to cross the railroad, but you will need to double check for any others that I may have missed. Response: This note has been added where needed. Comment Number: 82 09/01/2022: FOR FINAL APPROVAL: Thank you for submitting the gas package from Xcel. On the next submittal, please show the correct locations of all gas facilities on the utility plan sheets. Response: The one gas line in question has been moved to the correct location, plans and xcel sketch now match. Comment Number: 83 09/01/2022: FOR FINAL APPROVAL: All sections of gas line need to be fully within a utility easement. There is a section of gas line on Sheet C4.3 that currently appears to be outside of a utility easement. You will need to dedicate the standard 9-foot utility easement here instead of the proposed 5-foot easement, so that the gas line is fully within the easement. Please double check that all sections of gas line are fully within a utility easement. Response: This easement is now 9’ to accommodate the gas line. Comment Number: 84 09/01/2022: FOR FINAL APPROVAL: If different ramp symbols mean ramps will be constructed differently, please provide accurate legend symbols for all ramp types, and specify the correct construction detail. Response: Ramp symbols now all match or have a symbol corresponding to them in the legend if different then the majority of the rest of the ramps. The difference between proposed, existing, and deferred ramps should now be easy to see. Comment Number: 85 09/01/2022: FOR FINAL APPROVAL: Engineering recommends constructing all ramps now in locations where curb and gutter are being constructed now. At a minimum, you will need to construct depressed curb sections to accommodate future ramp installation. Please clearly identify on the plans where you will construct sections of depressed curb. In any locations where you are constructing sidewalk now in addition to curb and gutter, you will be required to construct all ramps now. Response: Crossing ramps have been added to the applicable places as per the redlines. Comment Number: 86 09/01/2022: FOR FINAL APPROVAL: The horizontal control plan appears to show a future roadway centerline for Aria Way between Donella and the Frontage Road. This section of roadway design has not been submitted and is presumably not within the scope of Filing One. Please remove the centerline linework between Donella and the Frontage Road. Response: Future alignment removed, location of future alignment may change with the future development of this tract. 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 87 09/01/2022: FOR FINAL APPROVAL: In all locations where you have proposed pedestrian lights, please ensure that all pedestrian lights are at least 2 feet from the edge of the sidewalk or trail. Response: Lights have been adjusted to be at least 2’ from trail or sidewalk. Comment Number: 88 09/01/2022: FOR FINAL APPROVAL: Please label any and all elevation contours, existing or proposed, that have not already been labeled. If the labeling of a contour cannot be done without obscuring relevant information on the sheet, then the contour should at least be easily inferred by neighboring contour elevation labels. Contour elevation labels should not overlap with one another or hide information that a sheet needs to convey. We have commented several times in the past few rounds of review, asking you to please label the contours. We have stated several times that these comments are applicable to the entire plan set, not just specific contours that we pointed to in the redlines as examples. Please check the entire grading plan for any contours that still have not been labeled. Response: Contours have been labeled. Please note that the grading in the Peakview area is done by others, for the most accurate and up-to-date information concerning this grading please see the Peakview plan set. Comment Number: 89 09/01/2022: INFORMATION: John and I have put a lot of time into identifying as many of the remaining issues as we could find with the utility plans. However, the design engineer is ultimately responsible for the accuracy and correctness of the plans. We recommend an extensive quality check on your end in order to prevent cascading issues and avoid additional rounds of review (see comments regarding additional grading work, K-values on Conquest, etc.). Smaller issues have only been pointed out when larger issues have necessitated another round of review. If we find an issue that would warrant a stop-work order and a submittal of revisions, we will have to continue to require resubmittals until the issue(s) have been corrected. We are trying to ensure that everything is correct, and that construction will go smoothly, which will ultimately save you time. Please take whatever time you need for your quality check. If you have any questions about potential issues that may have been missed in previous rounds, please do not hesitate to contact us. Response: We can appreciate this comment and the common understanding that the design engineer is responsible for the accuracy and correctness of the plans including any RFI’s (requests for information) during construction by the developer/contractor generated by them or perhaps by the city inspectors routed through the contractor. These factors are and have been common to all projects and jurisdictions. We can also appreciate the fact that developments/projects of this size require many design sheets which translate to time consumption for reviewers. We have from the beginning of the design process to present concentrated on quality, meeting city standards, revising as various reviewing agencies arrived at desired direction and agreement of the same. The latter has certainly required much time on the full development team and consultants. We trust this will be a final submittal and found to be worthy of signatures. Checks and double checks have occurred and barring any new comments, we fully believe you will find all comments addressed to your satisfaction. As you offered, we do the same – please let us know if there may any small item on a sheet or two and we will respond 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com immediately with an adjusted plan sheet. We do greatly appreciate ability to utilized PDF’s to wrap up the small concluding items. Comment Number: 90 09/01/2022: FOR FINAL APPROVAL: There are two discrepancies between the sheet index on Sheet C0.2 and the total number of CD sheets that were submitted. Sheets C3.0 and C11.62 appear to be missing, even though they are listed in the sheet index and were included in the previous submittal. Were these two sheets intentionally omitted from the Round 7 submittal? Response: These sheets have been re-added to the pdf, the sheet index has been updated and checked to insure correctness. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 61 08/02/2022: FOR APPROVAL - UPDATED: Please label. 06/22/2022: FOR APPROVAL: Storm K needs to be private at the upstream most stub to MH K5. Response: Storm K has been made private from the upstream most stub to MH K5. Comment Number: 64 08/02/2022: FOR APPROVAL - UPDATED: Storm M can be public for the stretch outside the ROW. 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 M has been made public for the stretch outside of the R.O.W. Comment Number: 67 08/02/2022: FOR DEVELOPMENT AGREEMENT - REMINDER: 06/23/2022: 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 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com 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: Noted, thank you. Comment Number: 70 09/07/2022: FOR APPROVAL: The City will email you an updated Bioretention Detail. Response: Noted, thank you. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 71 09/09/2022: The reworked vegetation section is acceptable minus the anticipated amount of time it will take to establish those seeding areas. This should be revised as it is unrealistic to expect vegetation to grow from one fall into the next spring especially on an entire quarter section. From experience, native seed that is being planted without irrigation will usually take 3 7 years to grow in and on a project this large we can safely assume that there will be large areas that will take the full time frame. Please revise the estimated seed establishment date to something more realistic. I had a call out to James Prelog on 9/7/2022 however I received no call back by the time of this entry to try to get a revised version to accept this project. Will need revised version to accept this project. Response: Vegetation cost estimates are provided. Department: Light And Power Contact: Tyler Siegmund, 970 416 2772, tsiegmund@fcgov.com Topic: General Comment Number: 9 09/14/2021: 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: Noted, 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: Noted, thank you. Comment Number: 11 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com 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: Noted, 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/ElectricServiceStandandards Response: Noted, 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/developmentfees Response: Noted, 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 to build Greenfields Dr, please alert Light and Power to ensure electric infrastructure is coordinated with a different project team. Response: Noted, thank you. Department: Parks/Forestry Contact: Aaron Wagner, aawagner@fcgov.com Topic: General Comment Number: 1 04/19/2022: INFORMATION: Thank you for working with the Parks Dept. for previous rounds of review. It has been determined that the 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com 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: Noted, thank you. We will continue to coordinate with Parks as this project moves toward construction. Comment Number: 7 08/03/2022: FOR APPROVAL - UNRESOLVED: 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. a. The design intent (overall and for specific areas i.e. native seed), assumptions, and maintenance and renovations that will be needed over time to realize the design intent. b. Note all aspects of the project from initial grading and soil preparation, to irrigation systems, to planting and establishment procedures, to management and maintenance. c. Note outstanding issues that need to be monitored over time (i.e. native seed areas). 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: This information has been added to the plans on sheet LP400 and was also reviewed with Parks staff on 09-13-22. Comment Number: 15 08/03/2022: FOR APPROVAL - UNRESOLVED: 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com 04/19/2022: FOR APPROVAL: Please include: a. Peak Season Irrigation Schedule. a. 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), and required pressure (psi). Drip flows must be provided. Response: This information is included on sheet IR-1.0 and was also reviewed with Parks staff on 09-13-22. b. Controller Data Input Chart. a. The columns labeled precipitation rate, slope and microclimate may be left blank to be completed on the as-built drawings. Response: This information is included on sheet IR-1.0 and was also reviewed with Parks staff on 09-13-22. c. Pressure Calculation Worksheet. 244 North College Ave, #165 I Fort Collins, CO 80524 www.norris-design.com a. Show that the point-of-connection 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: Response: This information is included on sheet IR-1.0 and was also reviewed with Parks staff on 09-13-22. Comment Number: 41 08/03/2022: FOR APPROVAL - UNRESOLVED: 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: Quantities for each landscape material type are included in sheet LP400. Complete sheets are noted where entire page includes City maintained landscape within a text box at top or bottom of each sheet. Labels have been added on the smaller scale plans to clarify City maintained areas. A separate drawing set has been provided including all the landscape and irrigation drawings for areas to be maintained by the City. Detailed sheets showing City maintained landscape are shown on sheets LP400, LP412, LP413, LP502, IR-1.0, IR-2.0, IR-3.0, IR-3.1. This information was reviewed with Parks staff on 09-13-22. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 27 09/02/2022: FOR APPROVAL: A final security cost estimate is needed for final approval. Response: This information is provided in the attached document labeled “NHBZ OFFSITE RESEED ESTIMATES_BLOOM FILING 1_PDP_Rd8.” Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 1 09/01/2022: FOR FINAL 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: Changes have been made as marked or responded to with written response as to why a comment cannot be addressed.