Loading...
HomeMy WebLinkAboutJEROME STREET STATION - FDP230006 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 9 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview June 30, 2023 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station, FDP230006, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions throug h your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Responses: Ripley Design Northern Engineering Black Timber Group Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 03/21/2023: 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! Ripley Design: Will do, thanks, Todd! Comment Number: 2 03/21/2023: SUBMITTAL: 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 colo r. Page 2 of 9 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]. Ripley Design: Acknowledged. Comment Number: 3 03/21/2023: SUBMITTAL: 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. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Ripley Design: Acknowledged. Northern Engineering: Acknowledged. Comment Number: 4 03/21/2023: SUBMITTAL: 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 rem oved 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Design: Acknowledged. Northern Engineering: Acknowledged. Comment Number: 5 03/21/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Design: Noted, thank you. Comment Number: 6 03/21/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design: Acknowledged. Comment Number: 7 03/21/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design: Acknowledged. Black Timber Group: Understood Page 3 of 9 Comment Number: 8 03/21/2023: 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. Ripley Design: Understood. Northern Engineering: Understood. Comment Number: 9 03/21/2023: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Ripley Design: Acknowledged. Black Timber Group: Understood Comment Number: 11 06/30/2023: RESUBMITTAL This will require another round of review. Staff has agreed to review updates pertaining to the active comments in this letter via a 2 -week Quick Check, and the fee for additional rounds of review past 3 will not be assessed. If your team determines to move forward with a proposal to phase the infrastructure work, a full 3-week round of review will be required, and the $3,000.00 fee for Additional Rounds of Review will apply. Ripley Design: Understood, thank you. Northern Engineering: Understood. Black Timber Group: Understood Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 2 06/30/2023: CLARIFY A LABEL -- Site Plan 6 of 32: refer to a plan or project for the off-site access easement to the west. Add a note: EXISTING PRIVATE ALLEY ACCESS EASEMENT ON ABUTTING PROPERTY TO BE RENOVATED AND CONNECTED TO THE PUBLIC ALLEY IN THIS PLAN, AS PART OF THIS DEVELOPMENT. SEE PAGE X FOR ILLUSTRATION. QUESTION FOR FOLLOWUP: LET'S SEE IF WE CAN CALL THAT "PASCAL ALLEY." I inquired a while ago but don't recall the feedback at the ti me. Page 4 of 9 Comment Number: 3 06/27/2023: Relatedly, change the note that says "PEDESTRIAN CONNECTION" -- add "FUTURE" AND "TO COLLEGE -- TO BE EXTENDED BY OTHERS. Staff will continue to advocate for this connection but Final plans can be approved without it being resolved. Ripley Design: Notes clarifying access easements have been added to site plan. Final tie -ins should be verified in field. Surfacing to be repaired as needed. Northern Engineering – Notes have been added to the Paving Plan in the Utility Plan Set. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 4 06/20/2023: FOR DEVELOPMENT AGREEMENT: The first draft of the DA was sent to Russell Baker on 5/17/2023. Please send the DA back with any comments or revisions as soon as possible. The DA must be recorded at the same time as the plans, plat, and other recording items . Black Timber Group: DA has been sent back and returned with additional comments. We are working on those comments now, specifically as it relates to phasing the development. This will be the primary subject of the next round of review. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 3 06/20/2023: FOR FINAL APPROVAL [Updated]: All Erosion and Sediment Control comments have been addressed. Please address a labeling issue on the rain garden detail. Northern Engineering – Rain Garden Forebay Detail label has been revised. Note has been added to detail for additional information to help clarify. 05/03/2023: FOR FINAL APPROVAL [Updated]: Please address all redlines provided on the Utility Plans. Please look for comments provided on rain gardens detail sheets and update escrow calculations as needed after addressing comments. 03/16/2023: Please address minor redlines on the Utility Plans. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 4 06/27/2023: FOR FINAL APPROVAL-UPDATED: Please provide specifications for the permanent TRM. This needs to have at Page 5 of 9 least a 30 year life. Scourstop can be used for these applications. 05/09/2023: FOR FINAL APPROVAL-UPDATED: Please have TRM go all the way to the toe of slope for RG 1. 03/22/2023: FOR FINAL APPROVAL: Erosion protection is needed for the larger flows from Rain Garden 1 into the detention pond down to the bottom of the pond. Also, please specify a permanent TRM for all rain garden spills. A notch is recommended as well to keep the flows within the TRM. Northern Engineering – A Scour Stop detail is located on Sheet D5, Detail 004. Note has been added to the Rain Garden plan views for further clarification. Comment Number: 7 06/27/2023: FOR FINAL APPROVAL-UPDATED: There are still drain basins with the underdrain (1 for each rain garden). Please remove these and replace with a standard cleanout. Flows cannot enter the underdrain from the surface. 05/09/2023: FOR FINAL APPROVAL-UPDATED: This will result in the perforated pipe being out of the aggregate layer. There is no drain basin for these cleanouts per the detail on the plans. These are similar to sewer cleanouts and are flush with the ground. Please revise. 03/22/2023: FOR FINAL APPROVAL: For the underdrains in all the rain gardens, the upper-end cleanout should be within the aggregate cross-section, not the side slope. Northern Engineering – Drain Basins have been removed from each rain garden and replaced with a standard cleanout. Comment Number: 10 06/27/2023: FOR FINAL APPROVAL: Is the Bioretention upturned elbow wanted or needed to make grades work for this project? The City would prefer this option not be used unless special circumstances where grades and inverts are hard to meet for the underdrain outfall. Please remove if not needed. Northern Engineering – The Bioretention upturned elbow is needed due to the inverts and grades being hard to meet for the underdrain outfall. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 3 06/27/2023: FOR APPROVAL-UPDATED: Minor shifting is needed. Will discuss in the Wednesday Development Review meeting. 05/09/2023: FOR APPROVAL-UPDATED: In this instance, a slight decrease in the distance to the north flowline is acceptable if a MH can be removed. Please revise and possibly adjust MH A4 to help with the spacing to the north flowline. 03/22/2023: FOR APPROVAL: Please remove Sanitary Sewer manhole A3 as it is not needed. Northern Engineering – Sanitary MH A4 has been shifted per phone conversation with Wes L. on 6/28. Comment Number: 9 06/27/2023: FOR APPROVAL: Page 6 of 9 For waterline B, please provide 4 feet of cover over the watermain and reduce the separation from the sanitary sewer. This will leave around 8 -10 inches of separation. Please add a note that the crossing shall be aggregate per the City Water Utility Inspector's instruction. Northern Engineering – If 4ft of cover is provided, then there is only 4.5 inches of separation. We provided 8 inches of separation, which allows for 3.7ft of cover. Note has been added to the profile. Comment Number: 10 06/27/2023: FOR APPROVAL: For waterline C, please provide 4 feet of cover over the watermain and reduce the separation from the sanitary sewer. This wi ll leave around 10 inches of separation. Please add a note that the crossing shall be aggregate per the City Water Utility Inspector's instruction. Northern Engineering – 4ft of cover has been provided for this waterline. This reduces the separation t o roughly 11 inches. Note has been added to the profile. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 2 03/21/2023: 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/builders-anddevelopers/-plant-investment-development-fees Black Timber Group: Understood Comment Number: 3 03/21/2023: INFORMATION: Light and Power is experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. Light and Power typically has stock of our materials, including transformers, and we work on a first come, first service basis with our inventory stock. We will assess what we have available when this project gains City approval and progresses to construction. Light and Power is working hard to secure materials, transformers, and orders have been placed with our manufactures to replenish inventory. Black Timber Group: Understood Comment Number: 4 03/21/2023: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 4162772. -You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific /uploads/electricservicestandards.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Black Timber Group: Understood Department: Environmental Planning Page 7 of 9 Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 12 06/26/2023: FOR DCP: Please keep me informed as the construction timeline comes into focus so that the prairie dog removal methods can be clarified. The better the communication the better we can avoid unnecessary payment in lieu fees, present accurate information to the inquiring public, etc. Black Timber Group: Agreed, we will do that. We have Smith Engineering on hold until we understand our specific start date a nd then I will reach out to you in order to coordinate execution of the plan. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 03/21/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Ripley Design: Acknowledged. Thanks, Missy. Comment Number: 9 06/27/2023: FOR FINAL APPROVAL: Please add a page to the utility plan set for the construction of the portion of sidewalk that is part of the regional trail system: CIVIL - Please add a separate page for the trail s pecifications and cross-section with the following notes: CONCRETE TRAIL NOTES: 1. 4,500 PSI CONCRETE WITH FIBERMESH 2. CONTROL JOINTS: 10' CENTER TO CENTER 3. ALL CONTROL JOINTS TO BE SAW CUT 4. EXPANSION JOINT: EVERY 400' 5. 1.5% CROSS SLOPE ON TRAIL SURFACE 6. LEVEL AND RECONDITION SUBGRADE TO 95% COMPACTION 7. CONCRETE SURFACE FINISH SHALL BE HEAVY BROOM 8. COLORED CONCRETE: DAVIS COLOR 'YOSEMITE BROWN", 2 LBS PER SACK OR APPROVED EQUAL 9. FORM WORK TO BE APPROVED BY ENGINEER OR INSPECTOR PRIOR TO POUR Northern Engineering – Details for trail have been added to the Paving Plan Sheet (callout and legend clarification) and Site Details (Sheet D8). Comment Number: 10 06/27/2023: FOR FINAL APPROVAL: SITE AND LANDSCAPE PLANS - Please show the section that is regional trail and hatch (or other way of identifying) and add the note: Regional trail section: color: Yosemite Brown, see page ___,section ___ for details. Ripley Design: Hatch and label have been added to identify regional trail section. Comment Number: 11 06/27/2023: INFORMATION: It would be helpful to coordinate with the Powerhouse II project so that the Yosemite Brown concrete color matches as Page 8 of 9 closely as possible. Between the 2 projects, it's a short section and would be better if the concrete was consistent through both. We're happy to help coordinate, please let me know. Thank you! Northern Engineering – Coordination from the City would be helpful. We are providing the same information as Powerhouse 2. Department: Internal Services Contact: Katy Hand khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 03/17/2023: INFORMATIONAL (building codes): Current Building Codes and Local Amendments and structural design criteria can found here: https://www.fcgov.com/building/codes Black Timber Group: Understood Comment Number: 2 03/17/2023: INFORMATIONAL (for permit): Building permit submittal information can be found here: https://www.fcgov.com/building/new -construction Stock plans design review can be used for replicated building in combination with building permits. To learn about the stock plan process use this link: https://www.fcgov.com/building/stockplans Black Timber Group: Understood Comment Number: 3 03/17/2023: INFORMATIONAL (fire suppression): 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. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. Black Timber Group: Understood Comment Number: 4 03/17/2023: INFORMATIONAL (energy related): The following are energy code items that may impact or required utility coordination in some cases: •The roof must be provided with solarready- zones at outlined in IRC appendix RB. •Energy code requires short hot water supply lines by showing plumbing compactness •For buildings using electric heat, heat pump equipment is required •New homes must provide electric vehicle ready wiring in attached garages, see local amendment. Black Timber Group: Understood Comment Number: 5 03/17/2023: INFORMATIONAL ITEMS (accessibility): 1. State statute CRS 9-5 will apply to this project. A site-wide accessibility plan is required showing which units will be accessible and what leve l of accessibility will be achieved. 66 townhome units will require 30 points be achieved. Note: accessible units shall be distributed across a site. Please plan grading accordingly. 2. New IRC code amendment R320 requires each dwelling with habitabl e space on the 1st floor to provide a visitable bathroom as defined by local amendment. (this is in addition to CRS 9-5 requirements). Black Timber Group: These units are shown on the plans Page 9 of 9 Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 06/27/2023: 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 Northern Engineering: Revisions have been made. 05/09/2023: 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 03/20/2023: FOR FINAL APPROVAL: 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 Comment Number: 12 06/27/2023: FOR FINAL APPROVAL: Please add a Lake Canal Easement Acceptance: "The Easement as shown hereon is hereby accepted and approved." Northern Engineering: Easement Acceptance block has been provided on the Cover Sheet of the Plat. Department: Outside Agencies Contact: Lake Canal Company, Melissa Buick, melissahbuick@gmail.com Topic: General Comment Number: 3 05/17/2023: Comments of the Lake Canal Company are as follows: 1. Confirm that the 15' crusher fines path will also serve as the ditch access road and request a curb cut on Jerome Street for drivable access; 2. Request the developer contact this office to establish a maintenance agreement with the so they may perform a higher level maintenance of the ditch easement than that provided by the Company. 3. Request the developer notify Lake Canal prior to the removal of trees along the ditch easement to ensure its easement rights are not negatively impacted. Thank you for your time and consideration and contact me with any questions. Black Timber Group: Answered in previous round.