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HomeMy WebLinkAboutFORT COLLINS MONTESSORI SCHOOL - FDP200002 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 March 06, 2020 Responses: March 13, 2002 David Kasprzak TFG Design, LLC 138 E 4th Street, STE 1 Loveland, CO 80537 RE: Fort Collins Montessori School, FDP200002, Round Number 2 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 03/03/2020: 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. 2 Please avoid using acknowledged, noted, or other non-descriptive replies. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 8 02/04/2020: FOR FINAL APPROVAL: Please update plat with offsite easement reception numbers. Response TFG: Reception numbers will be updated on the plat which is under a separate BDR application. Comment Number: 10 03/03/2020: FOR FINAL APPROVAL - UPDATED: Please see redlines for additional comments. All additional redlines have been addressed. Comment Number: 11 03/03/2020: FOR FINAL APPROVAL: Please add areas of additional drainage easement for storm pipes that extend outside of the drainage easements that you currently show (see redlines). The drainage easement was incorporated with the EAE. Comment Number: 12 03/03/2020: FOR DCP The City will require a development agreement (DA) for this project. City staff is currently preparing a draft of this agreement and will send it to you for review as soon as it is complete. A DA information form will be sent with these comments and will need to be completed and returned to the City as soon as possible. You may also visit the Engineering Development Review website for additional information: https://www.fcgov.com/engineering/devrev.php Acknowledged. Comment Number: 13 03/03/2020: FOR DCP We will need an engineer's cost estimate for the project to be submitted to Engineering for review by our inspections staff. This will allow us to determine what level of permitting is required for the public improvements. Please refer to the Engineering website listed in comment #12 for a template of the cost estimate (under the Development Construction Permit (DCP) section). Engineering Cost Estimate included in submittal. Comment Number: 14 03/03/2020: FOR FINAL APPROVAL: There are two different engineers on the plans. Todd Rand is listed as the engineering contact on the cover page and Troy Campbell is the engineer listed in the indemnification statement. Please make sure that the engineer that will be signing/stamping the plans is listed where applicable. Signing/stamping engineer resolved on plans. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General 3 Comment Number: 1 03/03/2020: FOR FINAL APPROVAL: We have requested an internal signing, striping, and circulation plan in each of the previous reviews. The comment response indicates that is shown on page 4 of Utility plans. Page 4 shows a yield sign and few fire lane signs. This is completely inadequate to manage the unusual circulation. We ask that you please work with your traffic engineer to develop an internal signing and striping plan. We can provide some ideas / examples. At this point it may be easiest to set up an meeting to discuss with Steve Gilchrist in our office who oversees all school transportation coordination. He can be reached at sgilchrist@fcgov.com or 970-224-6175. More detail added to the plans, including updating stripping, directional arrows and stenciling. Comment Number: 2 03/03/2020: FOR FINAL APPROVAL. Thank you for adding the note as requested. We've recently edited the note. Therefore, Note C.6 should be changed to read: "Prior to permanent installation of traffic striping, symbols, and signs, their placement shall be approved by the City of Fort Collins Traffic Engineer. The developer shall place temporary tabs, tape or flags depicting alignment and location. Contact City of Fort Collins Traffic Operations at 970-221-6630 for field review." That same note should also be on the signing / striping sheet for Shields. Note updated. Comment Number: 3 03/03/2020: FOR FINAL APPROVAL Please add sign R4-4 (Begin Right Turn Yield to Bikes) at the start of the right turn lane on Shields. Sign added. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 02/28/2020: FOR INFORMATION: Thank you for considering the underground detention option. Comment Resolved. The 4:1 pond slope meets our standards and no railing is required. However, the curb head projecting from the ground, with no flat shoulder area behind, will be a tripping hazard. In addition, the detention pond will fill to 5-feet deep with stormwater during and after a major rainfall event. Acknowledged. 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. 4 Comment Number: 2 02/28/2020: FOR FINAL APPROVAL - UPDATED: LANDSCAPE AND SITE PLANS- Thank you for the Landscape Plan adjustments. On the current plan there is a conflict between a tree and the proposed raingarden outlet at the SE corner of the site. Please resolve this conflict. See redlined Landscape Plan for more information. Response TFG: The existing tree will be removed at the proposed SE raingarden. The Landscape Plan and Tree Mitigation Plan are revised. Please update hard surface area percentage, on page 1 of Landscape Plans (L1.0), to be consistent with the Drainage Report. Drainage Report gives 38% imperviousness for Phase II total. Response TFG: The area percentage is coordinated with the drainage report. According to the report and Civil Engineer, the area is near 50%. The intent of this table is to define the area of Open Space. The “Hard Surface” area only include asphalt, concrete and roofs. It does not include gravel areas. 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: Tree are relocated to provide minimum clearance. Comment Number: 3 02/28/2020: FOR FINAL APPROVAL - UPDATED: Thank you for providing these calculations. Please simply add a note of the 100-yr design flow rate on the “inlet” calculations for the rain garden outlet structure. See redlined PDF. 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. Additional freeboard added to southern rain garden and detention pond. Comment Number: 4 02/28/2020: FOR FINAL APPROVAL - UPDATED: Thank you for providing the equalizer pipe hydraulic calculations. On rain garden 3, is there a way to adjust the grading so that any overflows from the rain garden would be directed towards Shields Street? See redlines for more information. Grading was updated to allow excess runoff to flow east into Shields Street before overtopping south. 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. 5 Additional freeboard added to southern rain garden and detention pond. Comment Number: 5 02/28/2020: FOR FINAL APPROVAL - UPDATED: Please double check the correct flow rate was used for the spillway sizing calculation. The calculation shows the spillway was sized for 18.77 cfs at 6-inch flow depth. Should the full phase II flow rate (25-cfs) be used instead? Spillway updated to pass a flow of 25-cfs. 02/03/2020: FOR FINAL APPROVAL: Please clearly document the spillway design flow rate and recheck the spillway design calculation. Comment Number: 9 02/28/2020: FOR FINAL APPROVAL - UPDATED: Please see the redlined Drainage Report for additional redlines. Additional redlines have been addressed. 02/03/2020: FOR FINAL APPROVAL: See redlined Drainage Report PDF for clarification of written comments and for other minor comments. Comment Number: 10 02/28/2020: FOR FINAL APPROVAL - UPDATED: Thank you for providing these details. Please see redlines for a couple clean up items. Outlet structure detail has been cleaned up. 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. Comment Number: 14 02/28/2020: FOR FINAL APPROVAL - UPDATED: The underdrain on Rain Garden 1/ Storm Profile 5 does not have a gravity outlet to drain to. This underdrain pipe will need to daylight into a gravity drainage system. Rain Garden 1’s outlet pipe has been updated to have a gravity outlet. The underdrain on Rain Garden 2 underdrain needs a headwall on the downstream end. Provide cleanouts on the upstream end of all underdrain systems. Headwall added. 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. Comment Number: 16 02/28/2020: FOR FINAL APPROVAL - UPDATED: 6 Please double check the plans and drainage report for discrepancies in the height of the restrictor plate. Restrictor plate height discrepancies have been resolved. 02/03/2020: FOR FINAL APPROVAL: Provide a detail for the 100-year orifice plate on the plans. Comment Number: 18 02/28/2020: FOR FINAL APPROVAL - UPDATED: Please see updated redlines for additional comments. Additional redlines have been addressed. 02/03/2020: FOR FINAL APPROVAL: See redlined Utility Plans for clarification of written comments and for other minor comments. Comment Number: 19 02/28/2020: FOR FINAL APPROVAL - UPDATED: The proposed grading at Pond 4 needs to be revised to provide freeboard around all sides of the pond. Please revise the grading on the east side of Pond 4. See redlines for more information. Freeboard added to Pond 4 How will the proposed grading on the south side of Pond 4 and Rain Garden 3 tie-in to existing grades before the property line? Please provide more information and/or update plans for more clarity. A grading detail around Rain Garden 3 would be helpful. See redlines for more information. Cross-section have been provided on Grading Plan. 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. Comment Number: 20 02/28/2020: DEVELOPMENT AGREEMENT: The City will be requiring a Development Agreement for final approval of this project. The Development Agreement will include requirements for long-term maintenance of the onsite storm drainage facilities. We will provide you with a draft copy of the Development Agreement as soon as possible. Acknowledged. Comment Number: 21 03/06/2020: FOR FINAL APPROVAL - ESCROW: **New Comment** For Final Approval of the project, the City will be requiring an escrow for the Lot Grading & Site Drainage Certifications. This escrow will be the minimum amount of $3,000 plus a $200 non-refundable administrative fee. Acknowledged. The escrow is required of this project because the City is not issuing the 7 Building Permit and Certificate of Occupancy. These are our standard mechanisms to obtain the as-built Lot Grading and Site Drainage Certifications. The escrow amount will be refunded upon acceptance of the post-project Lot Grading and Site Drainage Certifications. Please feel free to contact me if you have questions. Acknowledged. Comment Number: 22 03/06/2020: FOR FINAL APPROVAL - FEES: **New Comment** There will be stormwater development fees and review fees. These are based on new impervious area and are typically due at the time of building permit. However, since this project will not obtain the building permit through the City, these fees need to be collected for final approval of the project. Please contact the Development Review Coordinator, Brandy, for the fee amount. Acknowledged. 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. Comment Number: 2 02/28/2020: FOR FINAL APPROVAL: The water service to be abandoned on the east side of the site is connected to a Fort Collins-Loveland Water District main. Please perform abandonment of service per FCLWD standards and not Fort Collins standards. Update the plan notes accordingly. Acknowledged. Department: Fort Collins Loveland Water District Contact: Nate Ensley, 970-226-3104 x113 , nensley@fclwd.com Topic: General Comment Number: 1 03/03/2020: FOR FINAL APPROVAL: Please add a note to the Utility Plan that reads, “All commercial domestic, irrigation, and fire services must have a backflow prevention device installed.” Note added. Comment Number: 2 03/03/2020: FOR FINAL APPROVAL: Regarding the all weather access road: if the sewer line will be online after phase 1 construction, we will need an all weather access road built with phase All weather access road added to plans. Department: Forestry 8 Contact: Nils Saha, , nsaha@fcgov.com Topic: Landscape Plans Comment Number: 4 3/2/2020: INFORMATION ONLY – UPDATED Thank you for clarifying. Given the proximity of the crabapple tree in the median, forestry would like to have this included in the inventory table. Please include the following information in the tree inventory: Crabapple – 3” – fair – retain - 1 mitigation tree Response TFG: The existing Crabapple tree in the median is added to the plan set. 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. Comment Number: 5 03/02/2020: INFORMATION ONLY There are 25 trees on the landscape plan that are either to be retained in place or transplanted. There are several trees that are shown to be retained on the Tree Inventory and Mitigation Plan (Tree #8, 10, 12, 48-50, 66, 68-70, 74-88), and it’s not clear whether they are being transplanted or retained in their existing locations. The “Existing” table on L2.2 shows 51 trees that are either being retained or relocated on site. It seems there are some discrepancies between what’s shown on the landscape plan, the inventory table and the existing tree table on L2.2. Please see redlines for further clarification. Response TFG: The Landscape Plan and Tree Mitigation Plan have been updated and reflect current conditions after trees were removed and for trees that were transplanted. Is it possible to show all the trees that are to be retained on the proposed landscape plan? Response TFG: Changes were made to the plans to reflect which trees are retained, transplanted and for new evergreen trees in lieu of trees that were not transplanted. Comment Number: 6 03/02/2020: INFORMATION ONLY There are no symbols for the Tilia or the Syringa in the legend. Is it possible to add the tree symbols to the corresponding species on the plant list? Response TFG: The tree/plant symbols were removed to reduce confusion. Each plant is clearly labeled. Tree related to the mitigation plan do have specific symbols provided in the legend. Comment Number: 7 03/02/2020: INFORMATION ONLY Forestry has concerns about the trees that are proposed in detention pond 1. The slope is fairly steep and the detail doesn’t show adequate terracing to stabilize them. Additionally, the amount of backfill material proposed on the uphill side of these trees will likely be detrimental to tree health. Please consider adding a retaining wall on the uphill side in addition to berming on the downhill slope. Response TFG: It is our professional opinion, and experience, that the tree slope planting details stabilize the root ball adequately. The backfill on the uphill side is minimal with the detail showing mostly mulch. Comment Number: 8 03/02/2020: INFORMATION ONLY Please see redlines for tree/utility separation conflicts and cleanup items. Response TFG: Conflicts are cleaned up. 9 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 7 03/02/2020: FOR FINAL APPROVAL-UNRESOLVED: Not all of the Benchmark Statements were corrected. See redlines. 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 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 03/02/2020: FOR FINAL APPROVAL-UPDATED: There are line over text issues. See redlines. Line over text issues resolved. 02/04/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. Line over text issues resolved Topic: Site Plan Comment Number: 1 03/02/2020: FOR FINAL APPROVAL-UNRESOLVED: There are line over text issues that were not corrected. See redlines. Response TFG: Conflicts cleaned up. 02/04/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines.