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HomeMy WebLinkAboutBLOOM FILING TWO - FDP230002 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS June 28, 2023 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing Two FDP Round 1 Comments Dear Ms. Bethurem Harras, Thank you for your Bloom – Filing Two FDP Round 1 review comments which we received on May 26, 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 Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 02/14/2022: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted; thank you. Comment Number: 2 02/14/2022: INFORMATION: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Response: Comment noted; thank you. This letter provides detailed responses to each comment as requested. Comment Number: 3 02/14/2022: 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. *Please disregard any references to paper copies, flash drives, or CDs. Response: Comment noted; thank you. We believe we have named all files in the manner requested by the City. Comment Number: 4 02/14/2022: 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: Comment noted; thank you. All plans have been optimized per City standards. Comment Number: 5 02/14/2022: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Response: Understood. Thank you. Comment Number: 7 02/06/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Understood. Thank you. Comment Number: 8 02/06/2023: FOR FINAL APPROVAL: All "For Final Approval / 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. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970 416 4284 Topic: General Comment Number: 4 05/22/2023: FOR RECORDING: Just a few minor redlines. I can review any revisions as part of the recording set. Thank you! Response: Redlines have been addressed. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 8 05/18/2023: FOR FINAL APPROVAL UPDATED: Thank you for adding asphalt shading. Please make sure the legend symbol matches the shading used on the plan. 02/13/2023: FOR FINAL APPROVAL: Please add a note and/or light shading to indicate proposed asphalt in the horizontal control plan. Response: The asphalt shading has been revised to match the legend. Comment Number: 9 05/23/2023: FOR FINAL APPROVAL UPDATED: Thank you for clarifying that the stubs will be provided with the Filing One Amendment. However, the linework on the utility plan has not been updated to show the Filing One stub on Sheet C4.2. Please show the stub so that there is no confusion about need to tie into the main in the street. 02/13/2023: FOR FINAL APPROVAL: Some utility service lines are shown as connecting to the mains in the streets rather than stubbed. Is this correct? See redlines on 4.2. Response: The utility service lines referenced on sheet 4.2 of the Bloom Filing 2 CDs are now shown as stubbed with the Bloom Filing 1 Amendment. The drawings have also been revised for Bloom Filing 2 to show this. Comment Number: 14 05/23/2023: FOR FINAL APPROVAL: Irrigation lines cannot be in public utility easements. Please see redlines for specific locations. This comment will be made on the Filing One Amendment as well. Response: Per confirmation from City attorney’s office, as infrastructure owned by the metropolitan district, the irrigation lines are permitted in the public UE. Comment Number: 15 05/23/2023: FOR FINAL APPROVAL: The underground storm chambers will need to be within drainage easements. Please add drainage easements to the plat in the locations of the proposed storm chambers. Response: Drainage easements for the underground stormtech chambers have been added to the Plat. Comment Number: 16 05/23/2023: FOR FINAL APPROVAL: One of the proposed stormtech chambers along International Boulevard appears to be within the public utility easement north of the right of way. It will need to be shifted north outside of the public utility easement. Please see redlines for specific location. Response: This stormtech chamber has been moved further north so that it is outside of the public utility easement. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970 224 6175 Topic: General Comment Number: 2 05/22/2023: FOR FINAL APPROVAL UPDATED: No Outlet signs at this location would be better placed above the Stop sign. The symbol for the sign at this location was moved but the arrow in the detail points to the old location beyond the sidewalk. See comment 4 for additional details why the signs should be above the Stop sign. 02/13/2023: FOR FINAL APPROVAL: On the drive east of Aria off of Crusader, consideration should be made to install the W14 2p No Outlet signs above the Stop sign to indicate to vehicles that there is no other means of egress from that access. Especially if it is not readily apparent or visible that the alley doesn't continue through. Response: A “No Outlet” sign has been added and labeled at the stop sign. Comment Number: 3 05/22/2023: FOR FINAL APPROVAL UPDATED: The No Parking signs requested on Sykes are detailed as No Outlet signs in the plans. 02/13/2023: FOR FINAL APPROVAL: Did Poudre Fire Authority require the removal of parking on Sykes adjacent to Building 2 for a fire lane? If so we may need to look utilizing arrows on the signs to indicate exactly where the restriction is applicable. Given the proximity to the west drive access, parking should be restricted all the way up to the drive access as any vehicle parked west of the current sign location would create a sight distance issue for those exiting the alley. Response: A “No Parking Any Time” with right arrow sign has been added just west of the drive access east of Building 2. A “No Parking Any Time” with left arrow sign has been added just east of the drive aisle west of Building 2. “No Parking (Double Arrow)” signs have been added along Sykes Drive in between the two drive aisles. Comment Number: 4 05/22/2023: FOR INFORMATION: I should have provided this earlier. If the internal streets/drives to the internal portions of the development are not full public streets (with names,) then the privately maintained signs are not required. Response: The privately maintained road signs have been removed from the site plan. Comment Number: 5 05/22/2023: FOR INFORMATION: All No Parking, and No Parking Fire Lane signs should be placed at a 45 degree angle to the roadway. Response: Understood. Thank you. Department: Stormwater Engineering Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 14 05/19/2023: ACCEPTED: Thank you for addressing redlines from FDP round 1 and providing the requested erosion control plans, report and escrow calculation. All submitted erosion materials are accepted. You will be notified via email with instructions to submit fees and escrow along with the required forms. This email will also have instructions for requesting an initial erosion control inspection when you are ready you start your project. Response: Understood. Thank you. Topic: Fees Comment Number: 15 05/19/2023: FEES: The City Manager’s development review fee schedule under City Code 7.5 2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 13 lots, 9.00 acres of disturbance, 2 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $2,294.85. Please note that as the plans and any subsequent review modifications of the above- mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 0 number of porous pavers, 7 number of bioretention/level spreaders, 0 number of extended detention basins, and 3 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $3,450.00. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. " Response: Understood. Thank you. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970 416 2418 Topic: General Comment Number: 1 05/23/2023: FOR FINAL APPROVAL UPDATED: Please label the hatching as the soil media area. The best location for this is probably the detailed grading plans, or the LID Plan. 02/14/2023: FOR FINAL APPROVAL: The hatching in the rain gardens needs to represent the soil media location, which is typically the bottom area. It appears the side slopes are hatched as well, which does not need the media. Response: Soil media area labels have been added to the LID plan. Comment Number: 11 05/23/2023: FOR FINAL APPROVAL UPDATED: Cleanouts should be provided and labeled too. 02/14/2023: FOR FINAL APPROVAL: Please show the proposed underdrains in the rain gardens on the detailed Utility plans. Response: Cleanouts have been added and are labeled in the Utility plans. Comment Number: 16 05/23/2023: FOR FINAL APPROVAL: It is unclear what is Storm B. Please clarify? Response: Storm B connects storm drain inlet B1 and then outfalls to existing storm stub constructed with Filing 1. Storm drain B outfall has been added and labeled on the profile. Comment Number: 17 05/23/2023: FOR FINAL APPROVAL: Storm X needs to be private. Please revise. All these stubs need to be private as well. Response: Storm X and stubs are now called out as private. Comment Number: 18 05/23/2023: FOR FINAL APPROVAL: Storm C F1 connection needs to be private. Please revise. All these stubs need to be private as well. Response: Storm C F1 and stubs are now called out as private. Comment Number: 19 05/23/2023: FOR FINAL APPROVAL: Storm D F1 connection needs to be private. Please revise. All these stubs need to be private as well. Response: Storm D F1 and stubs are now called out as private. Comment Number: 20 05/23/2023: FOR FINAL APPROVAL: Storm E connection needs to be private. Please revise. All these stubs need to be private as well. Response: Storm E and stubs are now called out as private. Comment Number: 21 05/23/2023: FOR FINAL APPROVAL: Storm G connection needs to be private. Please revise. All these stubs need to be private as well. Response: Storm G and stubs are now called out as private. Comment Number: 22 05/23/2023: FOR FINAL APPROVAL: Storm L1 connection needs to be private. Please revise. All these stubs need to be private as well. Response: Storm L1 and stubs are now called out as private. Comment Number: 23 05/23/2023: FOR FINAL APPROVAL: Please label Storm Q as private. It was not labeled. Response: Storm Q is now called out as private. Comment Number: 24 05/23/2023: FOR FINAL APPROVAL: Storm Q10 connection needs to be private. Please revise. All these stubs need to be private as well. Response: Storm Q10 and all stubs are now called out as private. Comment Number: 25 05/23/2023: FOR FINAL APPROVAL: Please email me for updated Bioretention (rain garden) detail. Response: The Bioretention (rain garden) detail has been replaced with the latest. Comment Number: 26 05/23/2023: FOR FINAL APPROVAL: Please label Storm Tech details A, B, or C on sheets C6.20 & C6.21. Response: Storm Tech details have been labeled on sheets C6.20 and C6.21 so that they are consistent with how they are called out in the rest of the plans. They are called out as LID 26 – Underground storage, LID 21 – Underground Storage, and LID 20 – Underground Storage. Comment Number: 27 05/23/2023: FOR FINAL APPROVAL: The forebays need to be 12 inches in depth and typically the slots are 1 or 2 inches wide, not 4 inches. Also, there needs to be spill protection just outside the forebay wall. This is normally scour stop or small riprap/river rock. Response: The forebay sizes have been updated to 12 inches deep Comment Number: 28 05/23/2023: FOR FINAL APPROVAL: The weirs for the Stormtech chambers need more discussion. Typically, these are the water quality height. In this case 30 inches, the height of the chambers. Response: The weirs have been adjusted to the water quality height. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 05/22/2023: FOR FINAL APPROVAL UNRESOLVED: Irrigation plans still need the below items. There was no update to irrigation plans since last round. 02/15/2023: FOR FINAL APPROVAL: E. Pett reviewed irrigation plan and emailed Patrick McMeekin for following items missing from PIP: smart controller chart, pressure loss chart, backflow prevention assembly locations. 01/25/2023: FOR APPROVAL: Please provide a detailed and complete irrigation plan that includes your water budget, hydrozones, irrigation components and irrigation zones. Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the irrigation requirements outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Emma Pett or Eric Olson. Response: Per confirmation from Emma, we are providing PIP plans. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970 416 2772 Topic: General Comment Number: 4 02/14/2023: INFORMATION: Multifamily buildings and duplexes are treated as customer owned services; therefore a C 1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C 1 form can be found here: https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregu lations Response: C1 Forms have been provided. Comment Number: 5 02/14/2023: 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 to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees Response: Understood; we will contact you as the design develops. Comment Number: 6 02/14/2023: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416 2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?16450384 37 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/buildersanddevelopers. Response: Understood; we will contact you as needed. Comment Number: 7 05/23/2023: FOR FINAL APPROVAL: The proposed transformer that feeds buildings 10 and 12 is located in the parkway. This will be a pad mounted transformer and above ground facilities cannot be placed behind curb/gutter in the parkway. Can this transformer sit south next to the walkway in between the buildings? If not, a new location will need to be identified to service the buildings. Refer to comment 9 for our transformer pad requirements/clearances. Response: This transformer has been moved outside of the parkway south of the walk way between buildings 10 and 12. Comment Number: 8 05/23/2023: INFORMATION/SUGGESTION: You may want to shift the transformer that feeds buildings 1 and 2 to the east side of the drive to make the secondary run to building 2 shorter. Building 2 secondary run is larger than building 1. Response: This suggested location was evaluated but was found infeasible. To maintain 10’ separation from the garage buildings, the transformer would conflict with the irrigation line and landscape drain north of Building #2. Comment Number: 9 05/23/2023: INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Response: Understood. Thank you. Comment Number: 10 05/24/2023: FOR FINAL APPROVAL: Please ensure that all transformers are located within utility easements. Please add utility easements on the plat to encompass transformer locations and the primary line that extends to the transformer from the right of way. Response: Utility easements have been added to the Plat to encompass all proposed transformers and primary lines. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre fire.org 970 416 2869 Topic: General Comment Number: 2 05/22/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING UNRESOLVED: Please add generic address location to the building elevations. 02/13/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi-building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Address identification on the buildings has been added to the architectural elevations as designated with keynote #14 for “signage” to comply with 2021 IFC requirements as requested. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416 4290 Topic: General Comment Number: 2 05/22/2023: FOR FINAL APPROVAL: POLLINATOR MASTER PLAN: In analyzing Pollinator Node A, there is 50% native species/50% non-native species. The native/non- native ration should be closer to 75% or to Filing 1's ratios for all the nodes. Please provide details of the two northern pollinator nodes located between Sykes Dr and Comet St. Response: Species have been adjusted to meet the 75% Native ratio. Department: Forestry Contact: Carrie Tomlinson ctomlinson@fcgov.com Topic: General Comment Number: 2 05/23/2023: FOR FINAL APPROVAL: Please add tree in spot marked in attached redlines Response: This area is part of the Filing One submittal and has already been approved. Comment Number: 3 05/23/2023: FOR FINAL APPROVAL: Please add trees from your detailed plan set to the overall plan sheet on east side of detention see redlines. Just so there is no confusion of where trees are to be planted Response: Trees from Filing One have been made visible and noted where applicable. Comment Number: 4 05/23/2023: FOR INFORMATION: Please consider adding additional trees in the irrigation pond area to match other tree’s areas on your plan. Response: This area is part of the Filing One submittal and has already been approved. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 05/23/2023: No comments from Park Planning or Parks, thank you. Response: Thanks for your review. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970 416 2341 Topic: Building Insp Plan Review Comment Number: 1 02/13/2023: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) 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 on the 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. Snow Live Load: 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 The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi family 4 stories and taller: 2021 IECC commercial chapter. 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. · R 2 occupancies must provide 10ft setback 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. · Bedroom egress windows required below 4th floor regardless of fire sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · 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. · Energy code requires short hot water supply lines by showing plumbing compactness. · 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. Response: Understood, thank you. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970 221 6588 Topic: Construction Drawings Comment Number: 5 05/22/2023: FOR FINAL APPROVAL UNRESOLVED: This has not been addressed. All Benchmark Statements must match on all sheets. 02/14/2023: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Response: Benchmark Statements now match. Topic: Landscape Plans Comment Number: 3 05/22/2023: FOR FINAL APPROVAL UPDATED: There are line over text issues. See redlines. Response: Line over text issues have been resolved. Comment Number: 7 05/22/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: Line over text issues have been resolved. Topic: Plat Comment Number: 1 05/22/2023: 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: The Plat has been updated to address the City’s redlines. Topic: Site Plan Comment Number: 2 05/22/2023: FOR FINAL APPROVAL UNRESOLVED: There are line over text issues. See redlines. 02/14/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Line over text issues have been resolved. Comment Number: 6 05/22/2023: FOR FINAL APPROVAL: Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See redlines. Response: Sheet index updated.