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Home My WebLink AboutFORT COLLINS MONTESSORI SCHOOL - FDP200002 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 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 February 07, 2020 David Kasprzak TFG Design, LLC 138 E 4th Street, STE 1 Loveland, CO 80537 RE: Fort Collins Montessori School, FDP200002, Round Number 1 - Response to comments (February 19, 2020) Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Fort Collins Montessori School. 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, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 11/15/2019: INFORMATION: I am 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! Comment Number: 2 11/15/2019: INFORMATION: As part of your submittal 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. 2 Department: Stormwater Engineering Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 01/29/2020: FOR FINAL APPROVAL: Please address the minor comment included on the SWMP Plan. Ok to proceed to mylars. Comments addressed. Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: Drainage Report Comment Number: 4 02/03/2020: FOR FINAL APPROVAL: Provide an “inlet” calculation for each rain garden outlet grate, showing the WSEL for 100-yr flow through the overflow grates, or show there is an overflow route. There needs to be 1-foot of freeboard provided in the rain garden. Inlet calculations provided. Rain gardens have 1’ of freeboard. Comment Number: 5 02/03/2020: FOR FINAL APPROVAL: Please review and revise the pipe hydraulic calculation for “Equalizer Pipe-Detention Pond 1 to Spillway” pipe. Please check the flow rate for this calculation and revise the tailwater. The tailwater elevation for this calculation should be the WSEL at the spillway crest. Or explain if this is not correct. Please confirm that the entire site has enough freeboard so that flows are forced to the spillway and do not escape the site through another flow path. See redlines of report and plans for more information. Please feel free to contact me to discuss if you have any questions. Tailwater elevation updated. Flow through the pipes have been updated. Comment Number: 6 02/03/2020: FOR FINAL APPROVAL: Please clearly document the spillway design flow rate and recheck the spillway design calculation. Spillway has been designed to pass the 100-year flow for Basins P1-P5. Comment Number: 7 02/03/2020: FOR FINAL APPROVAL: The extended detention calculations over calculate the minimum required volume. Extended detention does not need to be provided for areas that have been treated with LID. See redlined drainage report for more information. Extended detention WQCV calculation updated. Comment Number: 8 02/03/2020: FOR FINAL APPROVAL: Please clarify the design flow rate for the storm pipes. The flow rates in the pipe calculations appear not match the hydrology calculations. Comments addressed. Comment Number: 9 02/03/2020: FOR FINAL APPROVAL: Please check the subbasin boundaries with the proposed grading. There are two locations noted in the redlines to specifically check. Thank you! 3 Basin areas updated. Comment Number: 10 02/03/2020: FOR FINAL APPROVAL: See redlined Drainage Report PDF for clarification of written comments and for other minor comments. Comments addressed. Topic: General Comment Number: 2 02/03/2020: FOR FINAL APPROVAL: Detention Pond 1 may pose a safety hazard based on the location and design of this detention pond. This pond may also be difficult to maintain. We would like to talk with you about different detention concepts for this site. Please contact us for a meeting to discuss. AT MINIMUM - this design should consider a safety railing around Detention Pond #1 to prevent children from being able to enter. However, the railing must also allow for maintenance access to the pond. The owner has considered and would not like to pursue underground detention or a safety railing. Comment Number: 11 02/03/2020: FOR FINAL APPROVAL: The outlet structure location and orientation (rotation) do not appear to match well with the proposed grading. Please review and revise plans so that the outlet design matches well with the grading. Provide a grading detail showing the outlet structure. See redlined plans for more information. SPAR COMMENT: The inlet and outlet structure of Detention Pond 1, located near Design Point 3, are located close together. Please provide adequate spacing for constructability. Please use the Fort Collins Detention Outlet Structure Detail for the proposed detention outlet. Outlet structure location updated. Outlet structure grading details added to Grading Plan. Comment Number: 12 02/03/2020: FOR FINAL APPROVAL: “Storm 3” pipe, located between Pond 3 and Pond 1, has 0.00% slope this does not meet criteria. Please revise to 0.4% min. slope. The outlet location for “Storm 3” pipe is 2-feet above the invert of the detention pond. Daylight this pipe to the pond invert if possible. I recognize this change was made to address a previous comment in order to provide separation between the outlet structure and this pipe outlet. Moving the outlet structure instead may work better. Please see the redlined plans for more information. Please feel free to contact me to discuss if you have any questions. Slopes updated. Pipe now daylights at pond bottom. Comment Number: 13 02/03/2020: FOR FINAL APPROVAL: Please confirm that all existing electric, at the northeast corner of the site, has been located and is shown on the plans. The proposed storm line needs to 4 10-feet min. separation from all electrical lines or facilities. Existing electric pedestal added. Existing electric pedestal is within 10’ of the existing storm inlet.Proposed storm pipe has as much separation as possible. Comment Number: 14 02/03/2020: FOR FINAL APPROVAL: Please profile all proposed storm drain systems, 3 of the 6 storm pipes have been profiled. SPAR Comment: Please update plans to include profiles of all proposed storm systems. Storm lines have been profiled. Comment Number: 15 02/03/2020: FOR FINAL APPROVAL: The raingardens will require underdrains, per the Fort Collins standard detail. The Utility Plans need to provide an underdrain detail, showing location and invert elevations of the proposed underdrain pipes. It may be easiest to add the underdrains to the storm profiles. Underdrains labeled and profiled. Comment Number: 16 02/03/2020: FOR FINAL APPROVAL: For detention pond 1, please use inlets and storm pipe instead of rundowns. Inlets added. Comment Number: 17 02/03/2020: FOR FINAL APPROVAL: Provide a detail for the 100-year orifice plate on the plans. Detail added. Comment Number: 18 02/03/2020: FOR FINAL APPROVAL: Provide on the plans a cross section for the spillway geometry. Cross section added. Comment Number: 19 02/03/2020: FOR FINAL APPROVAL: See redlined Utility Plans for clarification of written comments and for other minor comments. Comments addressed. Comment Number: 20 02/04/2020: FOR FINAL APPROVAL: The site needs to provide one-foot of freeboard from the spillway WSEL (6-inches above crest) to the top of bank within all parts of the detention and rain garden system. The proposed grades on the southern portion off the site appear to be low. Specifically, the southern rain garden and detention pond 4. Please contact me to discuss. Freeboard added to all rain gardens and detention pond 4. BDR Comment Number: 2 02/04/2020: FOR FINAL APPROVAL: The outlet storm pipe needs to be in a 20-foot drainage easement. The ‘equalizer pipes’ that connect the detention ponds need to be in a 20-foot drainage easement. Easements added. 11/04/2019: FOR APPROVAL: Drainage easements are required for all detention basins and stormwater quality facilities. This includes the area encompassing the basin itself, side slopes, the area of the 100-year water surface elevation and freeboard, all appurtenances necessary for the outfall, and operation and maintenance of the facility. 5 Easements added. Topic: Landscape Plans Comment Number: 3 02/03/2020: FOR FINAL APPROVAL: Landscape plan – There are several locations where adjustments are needed to achieve tree-to- storm pipe separation of 10-feet minimum. See redlined Landscape Plans for more information. Response (TFG):Adjustments made per the provided redline. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 02/03/2020: INFORMATION ONLY: This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Comments received and addressed. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 02/03/2020: FOR FINAL APPROVAL: Please indicate the curb and gutter type on all Shields St. cross sections in the Utility Plan as well as for the median extension on the Horizontal Control Plan. Curb labeled. Comment Number: 2 02/03/2020: FOR FINAL APPROVAL: Please include a signature line for the Environmental Planner in the signature blocks in the Utility Plans. Environmental Planner added to signature block. Comment Number: 3 02/03/2020: FOR FINAL APPROVAL: Include information on existing median demolition as well as existing striping removal (if any) on Shields St. on the Demo plans. Median demolition and striping to be removed added to demo plan. Comment Number: 4 02/03/2020: FOR FINAL APPROVAL: Please label the existing flowline grades that you are tying into on the Flowline Plan & Profile sheet. Provide grade breaks or vertical curves as necessary to meet LCUASS. Existing flowlines grades added. Comment Number: 5 02/03/2020: FOR FINAL APPROVAL: Please include all necessary LCUASS details for the Shields St. median 6 extension curb and gutter, etc. Also, the plans need to show information on what the median extension material is proposed to be (the area within the curb and gutter of the median). Detail added. Comment Number: 6 02/03/2020: FOR FINAL APPROVAL: Please adjust text on sheet L1.1 of the site plan so that it is all visible (see redlines). Comment Number: 7 02/04/2020: FOR FINAL APPROVAL: There may be a potential stormwater detention/LID solution proposed by Stormwater that could allow room for detached sidewalks along the project frontage. Detached walks are very important for safety, especially along arterial roadways and in the vicinity of a school. The City is encouraging the applicant explore any potential solution to allow for detached walks. Owner considered alternative designs but decided to stay with previous design. Comment Number: 8 02/04/2020: FOR FINAL APPROVAL: Please update plat with offsite easement reception numbers. Response: Offsite reception numbers provided. Comment Number: 9 02/04/2020: FOR FINAL APPROVAL: If there are existing utility abandonments within public ROW, those will need to be done in accordance with the LCUASS. Also, please provide sufficient call=outs/information on the plans. Service abandonment called out on plans. Comment Number: 10 02/03/2020: INFORMATION ONLY: Please see redlines for additional comments. Comments addressed. BDR Comment Number: 1 02/03/2020: FOR APPROVAL: Is it the intent that the proposed pedestrian easement near the southeast corner of the site be defined up to the Shields St. ROW? It may not be an issue, but would it be better to define the pedestrian easement only along the pedestrian crosswalk and the sidewalk in that area? Response: This easement was not changed. BDR Comment Number: 2 02/04/2020: INFORMATION ONLY: If stormwater detention/LID design is adjusted and there is room to provide detached walks on this site, then the ROW dedication will need to be revised to the new back of walk. Response: The walks remain as attached. BDR Comment Number: 3 02/03/2020: INFORMATION ONLY: See redlines for additional comments. Response: Redlines addressed. 7 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 02/04/2020: FOR FINAL APPROVAL: Comment response letter indicates that internal signing and striping has been added to the plans. Can you point me to where that sheet is located? Some signs are shown on the horizontal control plan (pg 4 of 17 in Utility plans), and some Shields St striping is shown on page 9 of 17 in the utility plans. Where are stop signs for access points? Striping for internal circulation (thru lanes versus wait lanes) etc.? Stop signs added to plans. Internal circulation callouts added to sheet 4 of utility plans. Comment Number: 2 02/04/2020: FOR FINAL APPROVAL: Please add note C.6 from the general notes page to signing and striping sheets (page 9 in Utility plans). Note added. Comment Number: 3 02/04/2020: FOR FINAL APPROVAL: The crosswalk location at the Shields Street access is a long way back from the roadway. This is where the stop sign will need to be located. The concern is that vehicles will pull forward. Is there a reason the crosswalk is so far back? Crosswalk location revised. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 01/28/2020: FOR FINAL APPROVAL: Please revise the note on the demolition plan to only specify the vault to be relocated. Note revised. Comment Number: 2 01/28/2020: FOR FINAL APPROVAL: Please show the proposed electric route from the existing oval to the proposed transformer and from the proposed transformer to the proposed meter on the Utility Plan. Electric route and meter added to the utility plan. Comment Number: 3 01/28/2020: FOR FINAL APPROVAL: Please show the meter location on the Utility Plan. Meter added to the plans. BDR Comment Number: 2 01/28/2020: FOR APPROVAL - UPDATED: Please revise the note on the demolition plan to only specify the vault to be relocated. Note revised. 11/11/2019: FOR APPROVAL: 8 The existing single-phase submersible transformer at the southeast corner of the site is proposed to be relocated. Please note that this relocation it will be at the expense of the project and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering and show on the Utility Plans. Note added. BDR Comment Number: 4 01/28/2020: FOR APPROVAL - UPDATED: Please show the proposed electric route from the existing oval to the proposed transformer and from the proposed transformer to the proposed meter on the Utility Plan. Electric route added. 11/11/2019: FOR APPROVAL: Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between all water, sewer and storm water facilities, and a minimum of 3 ft separation is required between all Natural Gas. Please show all electrical routing on the Utility Plans. Vertical separation between electric and storm provided. BDR Comment Number: 6 01/28/2020: FOR APPROVAL - UPDATED: Please show the meter location on the Utility Plan. Meter location added. 11/11/2019: FOR APPROVAL: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. Please show all proposed meter locations on the Utility Plans. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Acknowledged. BDR Comment Number: 8 11/11/2019: FOR INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Acknowledged. Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Topic: General Comment Number: 2 01/31/2020: INFORMATION ONLY: If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary. Response (TFG): Thank you and acknowledged. Comment Number: 3 9 01/31/2020: FOR FINAL APPROVAL: The photometric plan does not account for all exterior fixtures. Please revise to ensure all exterior light is accounted for. Response: Photometric plans are revised to account for all exterior fixtures. Comment Number: 4 01/31/2020: FOR FINAL APPROVAL: Thank you for providing 3000K color temperature lighting. Please provide cut sheets for exterior lighting fixtures. To ensure adjacent properties are not adversely impacted by exterior lighting on this property, the City of Fort Collins recommends using light sources that are fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Response: Cut sheets are provided. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: Landscape Plans Comment Number: 1 02/04/2020: FOR FINAL APPROVAL: Please see redlines for tree/utility separation issues. Response (TFG): Tree are adjusted per the redlines provided. Comment Number: 2 02/05/2020: INFORMATION ONLY The trees along the frontage in most instances are meeting the 3’ separation requirement from attached walks. Per LUC 3.2, trees should be placed between 3-7’ from the edge of the walk. While not required, forestry recommends providing additional separation beyond the 3’ to mitigate potential sidewalk/root conflicts in the future. Response (TFG): Thank you. We agree that more separation is preferred. However, given other conflicts with site utilities, drainage and planting design considerations, some of the trees remain at the minimum 3-foot clearance. Where feasible, tree separation was increased to 4’-6’ of separation. Comment Number: 3 02/05/2020: INFORMATION ONLY Depending on stormwater and engineering comments and whether a detached sidewalk and parkway are implemented, forestry may ask that additional species are incorporated in the parkway to minimize impact of insects/disease. Response (TFG): Per the Development Review meeting, two more species were added along Shields and Harmony. Comment Number: 4 02/05/2020: INFORMATION ONLY There appears to be a tree in the southern section of the median. Are any impacts anticipated with the median extension? If so, please contact forestry, so we can ensure this tree is inventoried/mitigated properly. Response (TFG): None anticipated. The median is being extended to the south. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 10 Topic: General Comment Number: 01 02/03/2020: INFORMATION ONLY: PRIOR COMMENTS RESOLVED, No new comments. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 4 02/04/2020: FOR FINAL APPROVAL: There are sheet numbering issues. See redlines. Response (TFG): Corrected. Topic: Construction Drawings Comment Number: 5 02/04/2020: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Index matches sheet titles. Comment Number: 6 02/04/2020: FOR FINAL APPROVAL: Please revise the Benchmark Statement value as marked. See redlines. Please contact our office if you need a copy of the City Vertical Control Network. Benchmark statement updated. Topic: Plat BDR Comment Number: 1 02/04/2020: 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. Comment Number: 7 02/04/2020: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Please provide the following information for the Benchmark Statement in the EXACT format shown below on all sheets. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 11 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Benchmark statement updated. Comment Number: 8 02/04/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. Line over text issues resolved. Topic: Landscape Plans Comment Number: 3 02/04/2020: FOR FINAL APPROVAL: There are sheet numbering issues. See redlines. Response (TFG): Corrected. Topic: Site Plan Comment Number: 1 02/04/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response (TFG): Corrected. Comment Number: 2 02/04/2020: FOR FINAL APPROVAL: There are cut off text issues. See redlines. Response (TFG): Corrected.