HomeMy WebLinkAboutSCHOOLSIDE PARK - BDR240009 - SUBMITTAL DOCUMENTS - ROUND 3 - Responses
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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
September 20, 2024
Amanda Castelli
Park Planning & Development
215 N Mason St
Fort Collins, CO 80524
RE: Schoolside Park, BDR240009, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Schoolside Park. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
07/09/2024: 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: Acknowledged.
Comment Number: 2
07/09/2024: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
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to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Response: Detailed responses have been provided.
Comment Number: 3
07/09/2024: SUBMITTAL:
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/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
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: Acknowledged.
Comment Number: 4
09/17/2024: UPDATED:
AutoCAD SHX Text on 2_Light. Please ensure all plans (not including responses) are
flattened with next submittal.
07/09/2024: 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
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/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: Acknowledged.
Comment Number: 5
07/09/2024: 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.
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Response: Thanks, we plan to submit prior to noon on Wednesday, October 23, 2024.
Comment Number: 6
07/09/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: Okay.
Comment Number: 7
07/09/2024: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
Response: Thank you.
Comment Number: 9
07/09/2024: FOR HEARING - CITY PROJECTS:
Development projects for which the City is the applicant shall be processed in
the manner described in this Land Use Code, as applicable, but shall be
subject to review by the Planning and Zoning Commission in all instances,
despite the fact that certain uses would otherwise have been subject to
administrative review.
Response: Acknowledged.
Comment Number: 10
07/09/2024: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
Response: Understood.
Comment Number: 11
07/09/2024: FOR HEARING:
The decision maker for your project is the Planning and Zoning (P&Z)
Commission. For the hearing, we will formally notify surrounding property
owners within 800 feet (excluding public right-of-way and publicly owned open space).
Response: Acknowledged.
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 2
09/17/24: FOR HEARING - UPDATED:
Per offline conversations staff is no longer recommending utilizing alternative
compliance to the parking standards. We would ask the applicant to outline exemption
of parking standards per the guidance by the Parks and Rec Master Plan (ReCreate)
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07/09/2024: FOR HEARING:
Please provide additional information on the parking calculations. Plans should
list the rated capacity of the park to calculate the required number of spots.
Response: A description of exemption of parking standards and parking provided are included with the re-
submittal as an “other” document.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
09/03/2024: FOR HEARING - UNRESOLVED:
The content of the variance looks good. We will need to have it signed and
stamped by a professional engineer in order to get approval.
07/08/2024: FOR HEARING:
A variance will be needed for the spacing of the access point onto Timberline.
LCUASS Table 7-3 shows that spacing between driveways and intersections
must be between 460 and 660 feet. This can only be met if the driveway aligns
with Twisted Root drive. Since this is not possible due to the underpass, a letter
will need to be addressed to the City Engineer outlining the need for the
variance and the justification of the placement of the proposed driveway. Please
reach out if you have questions on this.
Response: A stamped version of the engineering letter has been provided.
Comment Number: 3
09/03/2024: FOR HEARING - UNRESOLVED:
Prior to P&Z, we will want a signed Letter of Intent from PSD stating that they
are willing to work with the City. Prior to recording, we will want the
easement/agreement(s) with PSD recorded with the County.
07/01/2024: FOR HEARING:
Has the permission been obtained from PSD to do the proposed offsite work
on their property? The sidewalk connections and the storm inlet work is what I'm
seeing that needs to be addressed. This could be handled with a temporary
construction easement between the two parties. Or if there is an existing
documentation that approves of the proposed work, that could suffice.
Response: A Letter of Intent regarding the off-site easements for drainage and construction/access on PSD
property is included with this re-submittal as an “other” document.
Comment Number: 6
09/03/2024: FOR HEARING - UNRESOLVED:
There are a few spots where I can't make out the contour elevations. See
redlines on C100 and C101.
07/01/2024: FOR HEARING:
There were a few spots in the grading plan where there were missing contour
labels and the tie-ins got a little messed up. See redlines on C1.0 of the utility plans.
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Response: Redlines have been addressed, additional contour labels added.
Comment Number: 8
09/06/2024: FOR HEARING:
I apologize for not being clearer, this comment was meant to follow up on my
conceptual comment regarding the required 15 foot easement off of Timberline,
and I wanted to make sure any other existing easements were shown. Because
this is City owned property, the 15 foot easement can be depicted as an
alignment. It would be good to also get an alignment for the Power Trail. In the
event that this land is sold, the alignments will allow those encumbrances on the land to remain.
07/01/2024: FOR HEARING:
In the utility plans, please provide easements and reception numbers for any
existing easements on this lot.
Response: Site and civil plans show existing off-site easements for drainage and emergency access that are located on PSD property, but serve the park site. Reception numbers for these existing off-site easements is also included within the “other” survey documents provided within the PSD Letter of Intent. In addition, proposed off-site drainage easement and construction/access easement on PSD property are also shown on the submittal plans. Site and civil plans also include the on-site 15’ utility alignment along S. Timberline Road, Mail Creek Trail / underpass alignment as well as the on-site drainage alignment. Comment Number: 9
09/03/2024: FOR HEARING - UNRESOLVED:
The revisions created a few more spots that I wanted some clarity on.
07/01/2024: FOR HEARING:
There are some miscellaneous redlines. Please address those for the next round.
Response: Redlines have been addressed.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
09/13/2024: FOR HEARING - UPDATED:
A crosswalk was added from the previous round across the driveway access onto Timberline.
This is not required by Traffic Operations and would need to be maintain by the Parks
Department if left on the plans. Traffic Operations does not install or maintain
crosswalks across driveways.
07/08/2024: FOR HEARING:
I have added a couple of redlines on the Horizontal Control plan detailing some
sign changes for your access to Timberline. Please correct these by adding a
No Left Turn sign in the median, and a Right Turn Only sign below the stop sign.
Response: This cross walk has been removed from the civil plans. A No Left Turn sign was added to
median and a Right Turn only sign added below the stop sign.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
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Comment Number: 5
09/11/2024: FOR HEARING:
Please revise the legal description as marked. See markups.
Response: Legal description revised.
Comment Number: 6
09/11/2024: FOR HEARING:
There are line over text issues. See markups.
Response: Redlines have been addressed.
Comment Number: 7
09/11/2024: FOR HEARING:
There is text that needs to be masked. Mask all text in hatched areas. See markups.
Response: Text has been masked.
Topic: Landscape Plans
Comment Number: 3
09/11/2024: FOR HEARING-UNRESOLVED:
There is still text that needs to be masked. Mask all text in hatched areas. See markups.
Response: Text is now masked.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 2
09/17/2024: FOR RECORDING-UPDATED:
Please review and address all markups provided on the Round 2 Utility Plans
and Drainage Report.
07/09/2024: FOR RECORDING:
Please review and address all markups provided on the Utility Plans.
Response: Redlines have been addressed.
Comment Number: 3
09/17/2024: FOR RECORDING-UPDATED:
Please consider eliminating the vertical curb adjacent to the rain garden to allow
runoff to enter the rain garden as sheet flow rather than concentrated flow at the
curb cut.
07/09/2024: FOR RECORDING:
Since no pervious pavements are included in this project, 75% of all newly
added or modified impervious area must be treated by LID techniques. A
storage based LID is required to treat the parking and driveway area, rain
gardens are typical. It must be sized to treat the entire basin draining to it, not
just the paved areas. A grass buffer may be used as an LID technique for other
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areas when incorporated in a "treatment train". Levels spreaders are required
for concentrated flow applications.
Response: Vertical curb has been changed to slotted curb.
Comment Number: 4
09/17/2024: FOR RECORDING-UNRESOLVED:
Please address the deviation from the original outfall location in the narrative of
the drainage report. Please identify the calculations from the previous report
that show adequate capacity (add callouts or highlight specific items.)
07/09/2024: FOR RECORDING:
The proposed outfall location to the existing storm drain on school property is
further upstream than the location designed by the Timbers PUD Drainage
Report. Verify that the existing storm drain has the additional capacity for the
2.0 CFS at the proposed outfall location. Permission to deviate from the
original outfall location must be agreed to by Poudre School District.
Response: Report has been updated to include this information in Appendix A.
Comment Number: 9
09/17/2024: FOR RECORDING:
Please include linework for the existing drainage easement for Bacon Elementary.
Response: Plans have been revised to include linework.
Comment Number: 10
09/17/2024: FOR RECORDING:
Drainage alignments are required for the detention pond and the rain garden.
These can be individual alignments or one that encompasses both items.
Include linework of the drainage alignment(s) on the utility plans for the next
submittal. Drainage alignments are essentially easements, but the city cannot
dedicate an easement to itself.
Response: Plans have been revised to include linework.
Comment Number: 11
09/17/2024: FOR RECORDING:
Provide pipe capacity calculations for all proposed storm pipes. Provide inlet
calculation for area inlet collecting basin A3.
Response: Pipe capacity calculations have been provided for all storm pipes, and inlet calculations have
been provided for the area inlets. See Appendix A of the Drainage Report.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 7
09/13/2024: INFORMATION ONLY:
Thank you for 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
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forms. This email will also have instructions for requesting an initial erosion
control inspection when you are ready you start your project.
If the nature, scope, size or design of this projects deviates from the submitted
materials updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater inspection fees.
Response: Acknowledged.
Comment Number: 8
09/13/2024: FOR RECORDING:
Please provide Erosion Control Report signed and stamped by a licensed P.E. for Recording.
Response: JVA a stamped erosion control report has been provided.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 3
06/24/2024: INFORMATION:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Thank you.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 2
09/17/2024: FOR HEARING:
Please reference species selection redlines on the document.
Response: Trees adjusted per comments and conversation with Forestry.
Comment Number: 3
09/17/2024: FOR HEARING:
Many of the trees shown in the native turf areas on the plan are not considered
low water species and will require additional water beyond the standard drip
ring indented for high water areas. Species in this category include Blue spruce,
Sugar maple, Cornelian cherry, Northern catalpa, Shumard oak, Kentucky
coffeetree, crabapple, and Turkish filbert. To be successful in this space either
substite trees for a lower water species or a add additional drip irrigation to the
higher water trees. Preferably a 10 x 10 area should be watered at minimum for long term success.
Response: Trees adjusted per comments and conversation with Forestry. Irrigation details show a 10’
diameter drip ring for trees in native turf zones that require more water than native species.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
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Topic: General
Comment Number: 2
09/03/2024:
06/26/2024: FOR HEARING:
The Natural Habitat Buffer Zone (NHBZ) needs to be delineated and labeled on
the site, grading, utility, photometric, and landscape plan. Please revise the
NHBZ so it goes the whole length of the property line along the ditch.
Additionally, the NHBZ should include the space between top of bank and limits
of disturbance on the landscape plan. There are also questions regarding the
disturbed area for irrigated turf. Please discuss alternatives with Environmental
Planning to ensure the habitat corridor is not fragmented if feasible.
Response: NHBZ adjusted to extend to the full length of the property line along the ditch; the plan has been
revised to include a larger mitigation area due to sod being located along a short segment of the NHBZ. We
believe the revised plans reflect the discussions held off-line with Environmental Planning staff.
Comment Number: 5
09/03/2024: UPDATE:
06/27/2024: FOR HEARING:
Please revise to include the revisions from comment #2.
Please add a table to the site plan that includes the following:
- Amount of buffer area that would be required by a 50' buffer from the ditch
- Amount of buffer area provided on these plans
- Minimum buffer distance
- Maximum buffer distance
- Average buffer distance
Response: NHBZ legend and chart have been adjusted to provide additional information. Dimensions have
been added to illustrate maximum, average and minimum distances.
Comment Number: 14
09/03/2024: FOR FINAL APPROVAL:
On the landscape page, LP001, change the first sentence under NHBZ Goals to
match the latest Land Use Code sections: IN ACCORDANCE WITH THE CITY
OF FORT COLLINS GUIDELINES (LUC 5.6.1) THE NHBZ SHOULD BE MANAGED TO:
Response: Edit incorporated.
Comment Number: 15
09/03/2024: FOR HEARING:
Be specific about where the rain garden seed mix is located. Also, is this for a
rain garden or a detention basin? If for a rain garden, there is a great new seed
mix that combines rain garden/pollinator garden benefits. Please check it out at:
www.fcgov.com/developmentreview/files/2024-tips-techniques-establish-native-seed.pdf?1724854534
Response: We are showing separate hatch patterns for short grass prairie seed mix and rain garden seed
mix and have provided labels to identify both areas. The unique area is the bottom of the detention pond,
where we feel it would benefit from having both seed mixes applied so that adaptation to varying soil
moisture regimes can be accommodated / established in a more effective manner. The bottom elevation of
the detention pond is identified as having both seed mixes.
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Comment Number: 16
09/03/2024: FOR HEARING:
Please assure the portion of the planting bed that is within the Natural Habitat
Buffer Zone (NHBZ) surrounding the playground contains native landscaping to
meet the requirements of the NHBZ. This would be an excellent area to include
pollinator habitat for pollinator species and education for the public.
Environmental Planning has signs that can be used for pollinator plantings.
Response: We changed the barberry shrubs along this edge for native potentilla shrubs.
Comment Number: 17
09/17/2024: FOR RECORDING:
All plantings in the NHBZ need to be native.
Response: Acknowledged and addressed in plans.
Comment Number: 18
09/17/2024: FOR HEARING:
The Fort Collins Stormwater Criteria Manual states, "No concrete trickle
channels shall be used where free draining soils are present (Soil Group A, B).
Limit their use to areas with clayey soils (Soil Group C, D) if necessary."
In the interest of keeping with a natural design, promoting habitat, and allowing
proper groundwater recharge, please remove the concrete drainage pans
and/or concrete channels on the project if the slopes increase to over 1%.
Please minimize impervious surfaces. From a better site design perspective,
grass channels are preferable to curb and gutters as a conveyance system,
where development density, topography, soils and slopes support their use. If
the slopes stay at 0.5% and concrete pans are required, please add trees and
shrubs to the detention area surrounding the concrete channel to provide
additional habitat. Trees and shrubs are allowed within detention basins, but
must be 10 feet away from the low-flow path.
Response: Slopes do not allow for removal of concrete pans. A combination of native shrubs and trees has
been added to the bottom of the detention pond to provide screening of the pan. The planting concept has
been shared in advance with staff from Environmental Planning.
Comment Number: 19
09/18/2024: FOR RECORDING:
In the abbreviated Restoration Plan within the landscape notes, please include the following items:
- Soil preparation – The soil surface should be optimized for seeding or
planting. An agronomic assessment is recommended to evaluate the chemical
and physical properties of the soil and determine if soil amendments would help
establish native vegetation.
Response: Wording added to the end of native seeding note #2.
The soil should be smooth, uncompacted, and free
of large matter which could impede planting or seeding prior to seeding the soil
surface should be loose, allowing for good soil/seed contact.
Response: Wording already included in notes #1 and #4.
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- Prior to seeding a City of Fort Collins Environmental Planning Inspector needs
to confirm proper seed bed preparation and seed mix details are appropriate.
Response: Wording added to the end of native seeding note #3.
- After final contouring and amendment application/incorporation, seeding
should occur as soon as possible to avoid undesirable impacts from wind or
precipitation. Seeding can be accomplished using broadcasting, drilling, and
hyrdoseeding (seed first, then hydromulch after) techniques wherever
applicable. Drilling is the preferred method because seeding rates and depths
can be more easily controlled, and seed/soil contact is maximized. Late
October through early May is the best time of year to plant native seed in Fort Collins.
- Areas within the habitat buffer that are bare or disturbed will need to be re-seeded.
Response: Timing of seeding was already included in note #5. Seeding methods are included in notes #6
and #7. Re-seeding is addressed in note #15.
Comment Number: 20
09/18/2024: FOR RECORDING:
Please make the following corrections to the 'Native Seeding Notes': #7:
It says "1/4- /2 inch deep". It is missing the 1 in 1/2.
Response: Revision made (this is now native seeding note #8).
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 12
09/03/2024:
07/02/2024: FOR HEARING:
'Warranty and Inspection Notes' Note #1 must include Environmental Planning
due to the presence of a NHBZ.
Response: Edit provided.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
07/01/2024: 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 & state amendments (currently 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.
The new 2024 buildings codes will be adopted in 2025.
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· 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: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial 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.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
· 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. Please refer to the submitted “other” document on parking that also
addresses that this site is exempt from the requirements for electrical vehicle charging stations due to the
fact that the zoning code does not identify require parking for this use.