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HomeMy WebLinkAboutBLOOM FILING FIVE - MA230059 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS June 21, 2023 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing 1 Amendment, Conceptual Review Comment Responses Dear Ms. Bethurem Harras Thank you for your Bloom – Filing 1 Amendment review comments which we received on June 9, 2023. 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: General 1. 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Excited to continue our work with you, Brandy! Thanks. 2. As part of your submittal, you will respond to the comments provided in this letter. The final 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: We understand and will address comments in a thorough manner as indicated. 3. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronicsubmittalrequirementsandfilenamingstan dards_v1_8 1 19.pdf?1680306305 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Response: Files will follow the naming conventions as indicated. 4. 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Dr awing text appears as Comments in a PDF created by AutoCAD.html Response: All files will be reduced to the maximum extent possible. 5. Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Submittals will be sent in a timely manner as indicated. 6. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Submittals will be sent in a timely manner as indicated. 7. ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: We understand the cost implications of four or more rounds of review. 8. 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: We understand that this is a Director-issued review and approval process. Thank you. 9. If the project is approved by the Director, there is a two week appeal period from the date of the decision. The project is not able to be recorded until it is confirmed there are no appeals. The Minor Subdivision must be approved and the appeal period ended [with no appeals] before the Minor Amendment can be approved. Response: We understand that the MS must be approved with no appeals prior to the MA being approved. 10. Please reach out to me with any questions regarding the development process, notification process, approval process, or recording process. I will be your resource for all the timeline and process information. Response: Thank you! We will reach out with any questions. Planning Services – Kai Kleer kkleer@fcgov.com 970 416 4284 Topic: General 1. Planning staff has no concerns with the proposed amendments. I'll note that there seems to have been some changes to how phasing would occur on the site. Please read LUC Section 3.3(D),(E), and (F) for required improvements prior to issuance of building permit and certificate of occupancy. Response: Thank you for your review. We have revised the phasing as discussed and will review the indicated sections for improvements prior to issuance of the building permit and CO. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General 1. The irrigation distribution line cannot be located in a public utility easement. Please relocate the irrigation line so that it is not in the public easement behind Greenfields Drive right‑of‑way. Response: Irrigation line is not being moved per Hartford direction. See email correspondence sent to city from Hartford. 2. The new irrigation easement linework should be bubbled wherever it appears on the utility plans. Response: Irrigation easements clouded, applicable sheets added to amended set. 3. There are some new contours shown on the grading plan. Please label all major contours. Where there is space, please also label every other minor contour. Response: Contour labels added. 4. On many of the utility sheets, the sanitary service stub linework appears to be lightened as if it is an existing condition. Please darken it back to a proposed condition. Response: Line lightened 5. Thank you for providing a phasing sheet in the utility plan. In order to incorporate phasing, we will need to amendment the Bloom Filing One Development Agreement. Please note that Engineering and Traffic are not able to support a first phase that does not build Greenfields Drive down to Mulberry Street. More information is also needed to determine how the utility infrastructure will be phased. Response: Phasing has been updated per Traffic comments provided in this letter, see new phasing plan for updates. 6. Please review the redlines and address all comments and clean‑up items. Response: Redlines addressed per provided PDF. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970‑221‑6588 Topic: Plat 1. 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 addressed per redline pdf. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970‑224‑6175 Topic: General 1. We have concerns with the potential phasing plan that does not provide the access of Sykes and Greenfields. We would like to see those roadways connected before we add more traffic/trips to the Timberline and Sykes intersection. This intersection has been a continual concern with regard to congestion and safety and would like to see your main roadway network completed first. Response: Phasing Plan has been updated to show completion of major road network first. See updated plan for specific details. 2. The Phasing plan seems to overlap on Donella between phase 1B and 1D, please adjust to show what would actually be built with each phase. Response: Phasing plan updated. 3. On Aria Way there seems to be two areas where the parking lane was hashed out with striping. If parking needs to be removed in these areas, please add No Parking signs with arrows to indicate the restriction, but remove the on‑street diagonal hash lines. The City would not maintain these. (North of International on the east side, and south of Conquest on the east side.) Response: Hatching removed, no parking signs called out. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970‑416‑2418 Topic: General 1. Please revise the Drainage Report Addendum to be more specific to the changes and not repeat information from the original Bloom Filing 1 Drainage Report. The main purpose of this report is to clearly identify the revisions and provide calculations supporting these revisions. Also, the addendum does not need to follow the standard format. Response: Drainage report addendum revised to detail specific information regarding the amendment. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control 1. All updated ESC plans as updated SWMP are acceptable. No significant change. No change in fees and escrows from Filing One. Response: Noted, updates are acceptable Light And Power – Tyler Siegmund tsiegmund@fcgov.com 970 416 2772 Topic: General 1. No comments at this time. Please contact Light and Power if these proposed changes affect Light and Power facilities. Response: Thank you for your review; we will contact you if anything changes that affect the Light and Power facilities. Environmental Planning – Scott Benton sbenton@fcgov.com (970)416 4290 Topic: General 1. No comments. Response: Thank you for your review. Park Planning – Missy Nelson mnelson@fcgov.com Topic: General 1. No comment from Parks or Park Planning. Please let me know if any changes affect the future trail/trail easement. Thank you! Response: Thank you for your review. PFA – Marcus Glasgow marcus.glasgow@poudrefire.org 970 416 2869 Topic: General 1. PFA has no comments. Response: Thank you for your review. Building Services – Russell Hovland rhovland@fcgov.com 970 416 2341 Topic: Building Insp Plan Review 1. Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Residential Code (IRC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (Currently the 2021 International Plumbing Code adopted by State of Colorado) 2020 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC and local amendments. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · Buildings must provide 10ft to 30ft of fire separation from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi family structure. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. · City of Fort Collins amendments to the 2021 IFC require a full NFPA 13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · A City licensed commercial general contractor is required to construct any new multi family structure. · Attached single family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Attached single family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. · New homes must provide EV/PV ready conduit, see local amendment. · Electric vehicle charging parking spaces are required, see local amendment. · Provide site wide accessibility plan in accordance with CRS 9 5. This requires accessible units per that state standard. This requirement includes single family attached homes if more than 6 units. · Building Permit Pre Submittal Meeting: Please schedule a pre submittal meeting for any new commercial or multi family building with Building Services for this project. Pre Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. Response: Thank you, all applicable building codes will be followed. A pre-submittal meeting will be held prior to construction.