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HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE, WETLANDS - PDP - 39-08 - CORRESPONDENCE - (7)[12/18/08] Is there a WM raising on the project? ( A detail is included on Sht C-51 ].)-This detail has been removed. Number: 40 Created: 12/18/2008 [12/18/08] See redlined utility plans for other comments. -Noted Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 1 Created: 12/5/2008 [12/5/08] No comments This completes staff (and outside reviewing agencies) review and comments at this time. Red -lined plans from City departments are included with this comment letter. Additional comments and red -lined plans may be forthcoming. At the staff review meeting on December 170' it was determined that another round of staff review really is necessary. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being December 19, 2008) as set forth in Section 2.2.11(A) of the Land Use Code. The number of copies of each document to re -submit is shown on the attached REVISION ROUTING SHEET. Be sure and return all red -lined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, Steve Olt City's Project Planner cc: Marc Virata Dana Leavitt Loveland Commercial BHA Design AYRES Associates Cedar Creek Associates, Inc. Current Planning file #39-08 Page 16 [12/17/08] Label size of all water services. -Labeled Number: 28 Created: 12/17/2008 [ 12/17/08] Locate meter pits in landscaped areas whenever possible (see redlined plans). Is the 3-inch meter vault in a paved area? If so, add bollards to prevent traffic on the vault. - Noted. The 3" meter has been moved to the south face of the building Number: 31 Created: 12/18/2008 [12/18/08] Shts C-202 and C-301show different clearances between the sanitary sewer and the three 24-inch storm lines. Which is correct? Is there any possible way to increase the clearance? What is planned for protecting the sanitary? -This conflict has been adjusted to include 3 19"x30" elliptical storm pipes placed directly over the steel casing of the sanitary sewer. Number: 32 Created: 12/18/2008 [12/18/08] Revise the labeling of water main fittings and connections to include all thrust blocks, valves, fittings, curb stops, meter pits, etc. -Adjusted Number: 33 Created: 12/18/2008 [12/18/08] Include steel casings on water or sanitary sewer lines when crossing below storm lines that are 24-inch or larger. -Included Number: 34 Created: 12/18/2008 [12/18/08] Add bollards to protect the fire hydrant behind King Soopers. Add a bollard detail to the water detail sheet. -Included Number: 35 Created: 12/18/2008 [12/18/08] Show/label curb stop and meter piton irrigation service behind King Soopers. Locate in landscaped area. Is this intended to serve the entire site? -Labeled Number: 36 Created: 12/18/2008 [12/18/08] On water detail sheet, include a table that lists the following information for each water main lowering: Diameter of both pipes, elevation of the WM on each side of lowering, elevation of lowered WM, invert elevation of the pipe being crossed. -Included. Number: 37 Created: 12/18/2008 [12/18/08] What is the designed pumping rate(s) of the lift station? This is needed to check downstream sewer capacity.-150 gpm is assumed as a peak flow exiting the building at this point until fixture counts can be completed. Number: 38 Created: 12/18/2008 [12/18/08] On water detail sheets, add the tracer wire details for the PVC WM. (Std Details 25 and 30): Detail added. Number: 39 Created: 12/18/2008 Page 15 Drive. -The outfall is included in a 20 foot drainage easement. Due to conflicts with existing storm and sanitary sewer within Blue Spruce and Willox Lane, alignment within the ROW is not feasible; however discussions are on -going about other alternatives. Number: 7 Created: 12/16/2008 [12/16/08] For the marketplace PDP, the drainage for the east part of the site that is draining into the proposed snouts needs to be treated for water quality. The snouts can not solely be used for the water quality treatment requirement. This concern needs to be worked out for the wetland PDP due to the effect it has on the storm sewers and retaining wall locations. .-A bio-swale has been incorporated on the western edge of the detention pond/ wetland basin for water quality measures previously treated by snout oil/water debris separators. This swale is 1 foot in depth, will provide a 12 hour drain time and is included in the wetland mitigation area. Number: 8 Created: 12/16/2008 [12/16/08] The proposed scourstop needs to be designed per manufacturer's recommendations. The City would like to see the manufacturer design these and provide the design in the drainage report -Concur; will provide the manufacturer's recommendations in final design. Number: 9 Created: 12/16/2008 [12/16/08] How was the elevation of the detention outlet structure orifice plate determined? This elevation and outlet design needs to be coordinated and agreed upon. -The outlet structure includeds an 18" RCP at the invert of pond (elevation 4971) with a bolted plate restricting flows to .2 cfs per acre or 4.98 cfs. At this release, the pond will drain to a depth of 2 inches in approximately 40 hours during the 10-year storm event and 54 hours during the 100-year storm event If monitoring of the wetlands reveal a flooded or drying condition, the plate attached to the outlet can be adjusted to release more or less flow. Further details will be worked out in final design. Number: 30 Created: 12/18/2008 [12/18/08] The Stormwater Department is OK with the north slope along the south wetland to be constructed with a 3:1 slope due to the extensive landscaping, which will eliminate mowing. Our normal standard slope maximum is 4:1, so please include a variance request in the drainage report for documentation purposes: A letter will be submitted requesting this variance. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterlWastewater Number: 23 Created: 12/17/2008 [12/17/08] Locate underdrain a minimum of 10 feet from the water main. -Adjusted Number: 24 Created: 12/17/2008 [12/17/08] Clearly label the lift station as private. -Labeled Number: 27 Created: 12/17/2008 Page 14 Department: Light & Power Issue Contact: Janet McTague Topic: Genera! Number: 2 Created: 12/9/2008 [12/9/08] No comments - there will be no effect on electric facilities Department: PFA Topic: Fire Issue Contact: Carie Dann Number: 17 Created: 12/16/2008 [12/16/08] PLAT: Depending on the location and configurement of the future structures (affecting emergency access) and whether or not they have automatic fire sprinklers, PFA might require Emergency Access Easements be dedicated on any eventual replat. This could not be part of a blanket easement. -Noted Number: 18 Created: 12/16/2008 [ 12/16/08] FUTURE COMN ENTS: PFA will comment on the proposed structures during the ODP/Phase 2 PDP submittal process. -Noted Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 3 Created: 12/16/2008 [12/16/08] The tract of land that the City will own cannot include the retaining walls at any location. The wall will not be maintained by the City. Please revise the Tract which the City will own to only include the wetland. The boundary should be just inside the retaining wall. -The retaining walls have been removed from the design and Outlot B has been adjusted to not include the bio-swale located in the detetion pond. Number: 4 Created: 12/16/2008 [12/16/08] The City Stormwater department feels that the east retaining wall is not needed. The existing slope on the east side of the wetland is acceptable to leave in its current condition.: The retaining walls have been removed from the detention pond and now utilize of the existing eastern and southern bank. The western edge is graded in at a 3:1 slope. Number: 5 Created: 12/16/2008 [12/16/08] The City Stormwater department feels the south retaining wall is not needed as well. The plans appear to show there is enough distance for a 4:1 slope. Removing these retaining walls will provide a more sustainable design.: The retaining walls have been removed from the detention pond and now utilize of the existing eastern and southern bank. The western edge is graded in at a 3:1 slope. Number: 6 Created: 12/16/2008 [12/16/08] The proposed outfall storm sewer from the wetland needs to be in a 20 foot drainage easement with the pipe centered within. Also, locating the storm sewer in the street seems to be a more convenient location for constructability and maintenance. The City would recommend the pipe be in Blue Spruce Page 13 Number: 22 Created: 12/16/2008 [12/16/08] Related to I13#21, might there be a benefit to have the driveway approach onto Willox Lane be constructed at this time rather than potentially have to cut Willox Lane with the potential completion of the road project? -Concur, the drive approach is included in this first phase of construction. Number: 25 Created: 12/16/2008 [12/16/08] Technical Services offers the following comments: 1. Boundary and legal close. OK 2. Reception number in legal does not match plat. Legal is correct, revised plat to reflect Rec No 3. Reception number for 20' ped access easement is missing (sheet 2). Not yet Recorded 4. Some easement info is missing and would be useful for locating easements. Added dimensions 5. Minor line over text (scanning) issues on the landscape plans. Corrected. 6. Description of and who maintain outlots? Added Outlot Description and Oner & Maintained By 7. Does the ditch company need to sign the plat? -Added John Andrew from the Larimer and Weld Irrigation Company Number: 26 Created: 12/17/2008 [12/17/08] It appears various stormwater pipes are being installed with this PDP that pertain to the future bioswale behind Willox. How will these be graded in the interim? Is there a need to have this constructed at this time? -It is the intent to construct as much of the utility infrastructure around the King Sooper's building to facilitate a pad ready site once surcharging is complete. The King Sooper's store will have an exposed back foundation, with a fmished floor elevation several feet higher than surrounding finished ground. A level pad is needed for loading the site, therefore the storm sewer will be placed, capped and backfilled to phase I grade during this first phase. A 7 foot high retaining wall is required on the north side of the bio-swale behind Willox Lane. The retaining wall and bio-swale grading will occur in phase 2 once the pad has been loaded to prevent failure of the wall. Number: 41 Created: 12/19/2008 [12/19/08] LCUASS requires a consulting engineer's affirmation statement on the cover sheet. -Added Number: 42 Created: 12/19/2008 [12/19/08) The naming of documents will need to be consistent among the various drawings and should also take into mind the next PDP submittal. Ideally, this PDP submittal should be titled "North College Marketplace" with the second PDP for the building titled "North College Marketplace 2nd Filing". Another option would be to title this "North College Marketplace 1st Filing Wetlands" and the building be titled "North College Marketplace 2nd Filing" ("King Soopers" can be appended to this title or some other identifier if desired.) -The IA phase will be titled "North College Marketplace" and the 2nd phase will be titled "North College Marketplace 2"d Filing" Page 12 Number: 12 Created: 12/16/2008 [12/16/08] Please look to have the underdrain that is shown within the easement behind the Willox Lane right-of-way, relocated to be outside of this utility easement corridor. Can this underdrain be moved north of storm lines C & H?-Due to the invert of the bio-swale, adequate cover cannot be achieved over the underdain by moving north of storm line C and H. It is proposed that a 5 foot utility easement be dedicated off of the existing ROW line with placement of the underdrain just outside of this easement. Number: 13 Created: 12/16/2008 [12/16/08] All areas that are to be disturbed with this first phase, whether grading, topsoil removal, or stockpiling onto, should be part of a legally described tract or lot on the plat in order to have this area be defined as part of the approved PDP and specify that this certain area applies to the development agreement specific to the PDP: Disturbance with the first filing includes Outlot A, Outlot B, Outlot C, and Tract A. Previously Tract A was designated as "Future Development". This has been changed to a temporary construction easemtent. Number: 14 Created: 12/16/2008 [12/16/08] It would appear that Larimer and Weld Canal would need to sign off on the plat. - A signature line has been added. Number: 15 Created: 12/16/2008 [ 12/16/08] With the development being commercial, it seems odd to have Tract A be specified as being owned and maintained by an HOA.- Changed HOA to M8 North College, LLC Number: 16 Created: 12/16/2008 [12/16/08] With the proposed drawings showing water, sewer and some storm facilities being installed, light and power expressed potential concerns with these utilities being installed at this time. A utility coordination meeting was suggested to discuss this concept. can facilitate coordinating this meeting if desired: A utility coordination meeting has been scheduled for Jan 20. Developments from that meeting will be incorporated into the next submittal. Number: 19 Created: 12/16/2008 [ 12/16/08] The various drawings should be showing the existing conditions (such as existing College and Willox) more prominently than the proposed future improvements to show how everything ties in with existing conditions. -Noted and adjusted Number: 20 Created: 12/16/2008 [12/16/08] Please ensure all drawings clearly label existing right-of-way, easements, etc. - Additional labels have been included. Number: 21 Created: 12/16/2008 [12/16/08] Related to ID#16 & 19, please specify street patching limits along Willox Lane for any utility work to show how the existing Willox Lane pavement is affected: Utility patch along Willox Lane has been included. Page I Number: I I I Created: 12/19/2008 [ 12/19/08] In the Wetlands Mitigation Plan, Section 5 — Weed control, add that a member of the City's Natural Areas program will be included on the site visits. The requirement for a City Natural Areas Program repNsentative to be included on weed site visits has been included in Section 5.0 ofthe wetland mitigation plan. Number: 112 Created: 12/19/2008 (12/19/08] On page 18 of the wetland mitigation plan, the total ground cover shall be 80 percent on average. The ground cover success criterion in Section 8.0 of the wetland mitigation plan has been revised upward from 70 to 80 percent. Number: 113 Created: 12/19/2008 [12/19/08] Upland conditions shall be part of the monitoring program of the wetlands mitigation plan, with the same percentages of cover as stated for the wetland areas. Section .IIL 1'_'a6011 plan has been nwditied to include annual monitoring of the constructed uplands adjacent to the wetlands with a cover success criteria of 65 percent as agreed to at the meeting held on December 22. The constructed bio-swale area and the forebay features have also been included in the monitoring protocols. Number: 114 Created: 12/19/2008 [12/19/08] The wetlands mitigation plan cites the use of polypropylene erosion control matting. The Natural Areas program requires cotton netting or no netting at all. A I I references to polypropylene netting have been removed C- land mitigation plan. This includes, specifically, Subsection 3.3.6 of the maiu text and Subsections 1.6. 1.7, and 3.20 of Appendix A. Department: Engineering Issue Contact: Marc Virata Topic: Engineering Number: 10 Created: 12/16/2008 [12/16/08] The demolition plan in the construction drawing set should more clearly define the area(s) to be disturbed specific to this wetlands PDP. The plan seems to show that trees are to be removed throughout the entire site, though I believe this should only occur within the wetland area. Also the area in which stockpiling of the salvaged topsoil is to occur should be delineated -Demolition for the 1" Filing encompasses the wetland area in addition to areas where unsuitable material is located. The disturbace performed with this phase of construction is indicated by the "Limits of Construction' line. Number: 11 Created: 12/16/2008 [12/16/08] With Stormwater's comments 3 and 5 regarding ownership and necessity of the south wall, please note that if the end result is that the wall along Willox Lane is to be privately owned and maintained, then right-of-way would need to be vacated.: The retaining walls have been removed from the design therefore the ROW can remain as it currently does. Page 10 Number: 101 Created: 12/19/2008 [12/19/08] The north most scourstop location on the plans does not reflect the direction of flow from the flow of the outlet pipe. Adjust to reflect the actual flow..-Scourstop locations have been adjusted Number: 102 Created: 12/19/2008 [12/19/08] On the Erosion Control Plan, the wetland soil location is not delineated, just labeled. There is a conflict with other sheets in the set of plans on the location of this stockpile. Change plans to reflect actual location of the stockpile.. -Stockpile locations and references have been added. Number: 103 Created: 12/19/2008 [12/19/08] Add the LOD and the tree protection lines to the Erosion Control Plan. -Added Number: 104 Created: 12/19/2008 [12/19/08] On the Grading and Site Plan, resolve the inconsistencies of the wetland stockpile location.: Scourstop locations have been clarified. Number: 105 Created: 12/19/2008 [12/19/08] Add the LOD and the tree protection lines to the Grading and Site Plan.. -Added Number: 106 Created: 12/19/2008 [12/19/08] As shown on the Grading and Site Plan, the grading around the very large cottonwood tree next to the canal will have an extreme impact on the root system of the tree. - The grading has been adjusted to within 20 feet from the trunk of the tree. BHA has discussed this approach with the City Forester during a site visit. Additionally, it was discussed in the field that the roots are most likely seeking water to the east from the ditch. Number: 107 Created: 12/19/2008 [12/19/08] Demonstrate that the design of Stormwater Line A will not adversely impact the wetlands as it drains the stormwater from the site. -See drainage report section 3.31 sub title "Detention/Wetlands Pond" for further discussion. Number: 108 Created: 12/19/2008 [12/19/08] On the Underdrain Plan, add a detail for the flapgate and information on its operation. -A flapgate detail has been added. Number: 109 Created: 12/19/2008 [12/19/08] What is the flow rate of the underdrain system as it goes into the wetlands? -The flow rate varies depending upon whether or not the north wetlands are irrigated. The maximum estimated flow rate with wetland irrigation is 21 gpm. The flow estimate includes a factor of safety equal to 1.5. Number: 110 Created: 12/19/2008 [12/19/08] Provide information on the water quality of the underdrain system. -Water quality sample test results are included with groundwater report Page 9 Number: 93 Created: 12/19/2008 [12/19/08] On Sheet C-011, add recommendations of wetland mitigation plan to the notes per note #3. This information is critical for the contractors to have during the construction process. -Per follow up discussions with Dana Leavitt, a more detailed note has been added for compliance with the wetland mitigation report. A text box will be added to all pertinent drawing sheets that 1.) a wetland mitigation plan has been prepared for this project, 2.) each contractor involved in wetland construction and planting must obtain one copy of this document, and; 3.) each contractor must read and demonstrate knowledge of the plan before site work can commence. Number: 94 Created: 12/19/2008 [12/19/08] On Sheet C-011, add a note that all Russian Olive trees within the limits of construction shall be removed, including the stump and root ball mass. Show the trees to remain with the correct canopy size and the location of the LOD around the root system. -Note added and trees labeled with LOD. Number: 95 Created: 12/19/2008 [12/19/08] Add the LOD to the Demolition Plan.-LOD added per redlines. Number: 96 Created: 12/19/2008 [12/19/08] In the legend for the Demolition Plan, complete the tree and stump text with "to be removed." -Legend has been adjusted. Number: 97 Created: 12/19/2008 [12/19/08] Show the 24" RCP on the Demolition Plan, and whether it is remaining in place, abandoned or removed. -The drain pipe has been added to the existing conditions and a note included to abandon in place. Number: 98 Created: 12/19/2008 [12/19/08) Identify wetland soil stockpile locations on the Demolition Plan with reference to notes on stockpiling specifications on C-002.-Stockpile locations and references have been added. Number: 99 Created: 12/19/2008 [12/19/08] On the Demolition Plan, show the edge of pavement for Grape Street and any portion of the street to be removed. -The edge of pavement has been included however improvements to Grape Street will be done with the 2"d Filing. Number: 100 Created: 12/19/2008 [12/19/08] On C-111, Overall Plan, see redline comments for changes to the drawing. Provide the location of the scourstops from the Erosion Control Plan to BHA for inclusion on the Site/Landscape Plans. -Changes have been made according to redline plans and the scourstop locations have been adjusted and provided to BHA. Page 8 follows the wetland boundary in its entirety or the note is removed from the plat. -Note is adjusted Number: 85 Created: 12/19/2008 [12/19/08] Note of plat stating that the northerly boundary of Out Lot B is coincident with the delineated wetland boundary is not entirely correct at this time. Either the boundary follows the wetland boundary in its entirety or the note is removed from the plat.. -Note is adjusted Number: 86 Created: 12/19/2008 [12/19/08] Out Lot B shall not contain retaining walls. The western boundary line of Out Lot B shall be to the east of any retaining wall. -The retaining walls have been removed from the design. Number: 87 Created: 12/19/2008 [12/19/08] As there will not be any retaining wall along the east boundary of Out Lot B, there is no need for Out Lot C.-Due to previous discussions with the eastern property owner, Outlot C will be deeded to that individual. Number: 88 Created: 12/19/2008 [12/19/08] Add tree protection notes to Sheet C-002. Refer to the demolition and landscape plans for the tree protection details. Change note #5 of the Standard Grading and Erosion and Sediment control construction plan Notes so that there is no conflict with the tree protection notes. The tree protection notes supersede this note. -Tree protection notes have been added. Number: 89 Created: 12/19/2008 [ 12/19/08] Add note to C-002, "Refer to Section 3.4.1(E) of the Land Use Code for allowable uses within a buffer zone." -Note Added QNMI 1997=111 Created: 12/19/2008 [12/19/081 On Sheet C-002, add notes for the specifications on stockpiling of the wetland soils. -Note Added Number: 91 Created: 12/19/2008 [ 12/19/08] On Sheet C-004 the 30" vertical RCP is actually 24". Add elevations for top of RCP and invert and top and bottom of any openings in the pipe. -Note adjusted on Sheet C- 004 and elevations added to sheet C-011. Number: 92 Created: 12/19/2008 [12/19/08] On Sheet C-004, show where the RCP drains to. Use the attached information (on the redline plan) to resolve. -Drain pipe has been included to the existing conditions with note describing outfall location. Page 7 Number: 77 Created: 12/19/2008 [12/19/08] All plant material (excluding willow cuttings and seed material) shall be increased in size to the next size in the nursery industry. The teat in Subsections 3.3.8 and 3.3.9 has been chan,cd to r, I;ir_Cr size shrub and tree stock where commercially available. Number: 78 Created: 12/19/2008 [12/19/08) Add text to the plant lists for the wetland mitigation plant list and the type of root system Additional intbrmation added. Number: 79 Created: 12/19/2008 [12/19/08] Add sources of various plant materials, including willow cuttings and seed mixes to the plant lists, as noted from the wetland mitigation plan. Potential sources of various plant materials will be added to the documents required to be submitted to the City. The potential source list may also be found in the wetland mitigation plan submitted for this project. The sources selected for seed, shrub, willow cuttings, and tree planting stock cannot be identified until the planting contractor is selected and is under contract. When the planting contractor has been selected and is under contract, the contractor will be instructed to submit the final sources to the City's Environmental Planner for review. This requirement is also noted in the wetland mitigation plan under Subsection 3.3.9. Number: 80 Created: 12/19/2008 [12/19/08] Upland and wetland plant material mixture shall be installed by a variety of methods -drilling, plugs and broadcasting seed methods. Note added to the plant list on sheet 15ofl�. Topic. Utility Plans Number: 81 Created: 12/19/2008 [12/19/08] Add signature line to sheets C-002, C-011, C-012, C-I 11, C-141, C-142, C-171, C-172, C-401, C-402 andC-451.-Signature line added Number: 82 Created: 12/19/2008 [12/19/08] Add note to the Plat: "Refer to Section 3.4.1(E) of the Land Use Code for allowable uses within a buffer zone." -Note Added Number: 83 Created: 12/19/2008 [12/19/08] Add wetland buffers to plat with reference to buffer note. -Buffers and note added. Plans were printed after a request from the City instructed to have the buffer truncated on the property line. The revised (trimmed) buffer line is shown on the Overall Site Plan. Number: 84 Created: 12/19/2008 [ 12/19/08] Note on plat stating that the northerly boundary of Out Lot B is coincident with the delineated wetland boundary is not entirely correct at this time. Either the boundary Page 6 Number: 70 Created: 12/19/2008 [12/19/08] Sheet 18 shows planting along the canal embankment; if this property is deeded to the canal company, provide documentation that the landscape area will be maintained by developer or the business owners association, not the property owner or the city. All proposed shrubs and trees are relocated within the property. [12/19/08] Per Section C-C, add a note to the Grading Plan, that the bottom of the mitigated wetlands shall be an unevenly graded pond bottom. -Note added. Number: 72 Created: 12/19/2008 [12/19/08] The west retaining wall system is a potential area for a bio-swale to treat the runoff from the roof of the king Soopers building and the surface of the paved areas between the building and the wetlands. This runoff has to be treated for water quality before it drains into the wetland. The size of the bio-swale can be discussed in the meeting on the overall grading plan. -A bio-swale has been incorporated on the western edge of the detention pond/ wetland basin for water quality measures previously treated by snout oil/water debris separators. This swale is 1 foot in depth, will provide a 12 hour drain time and is included in the wetland mitigation area. Number: 73 Created: 12/19/2008 [12/19/081 The new edge of the wetland adjacent to the retaining wall system is to have an irregular edge, not a straight line. The irregular edge will allow trees and shrubs to form a deeper transition into the wetland, and to eliminate the current "hedgerow" design. -The western edge of the detention pond/wetland basin incorporates an irregular bank. Number: 74 Created: 12/19/2008 [12/19/08] The plant material along the cut bank of the canal shall be 2-3 times denser, forming a solid slope of landscape plantings. This is needed so that the slope is stabilized with plant material, eliminating the need for maintenance by the City. Plant material has been revised to increase to approximately 2 times the density previously shown. The intent is to reach 6500 cox crage (as discussed and changed from 80%) regarding comment #113. Number: 75 Created: 12/19/2008 [12/19/08] Plant material along the eastern edge of the south wetland can be minimized to clumps of plantings and willow cuttings along the edge itself. As per discussions held with City personnel on 12/22/08, plantings along the eastern edge of the south wetland have been minimized to include willow cuttings at an overall spacing of 2.0 feet as presented in the document Wetland Mitigation Plan for the North College Marketplace Project (wetland mitigation plan). Number: 76 Created: 12/19/2008 [12/19/08] Provide tree mitigation requirements and types of trees that meet the standards of the Land Use Code. Tree mitigation factors are noted in table format on the existing conditions plan. A tree mitigation planting list is provided on Sheet 15 of 15. Page 5 and Dana Leavitt. Suggest a field visit to resolve this issue. field visit conducted (1-12-09) and additional trees assigned mitigation factors. Some trees left in question along property line (fence line). Some of these trees are shown on the plans as remaining but shall be removed if identified as Siberian Elm or Russian Olive. Regardless of the species, the trees west of the trail along the property line were found to have not value and could be removed if needed. Number: 64 Created: 12/19/2008 [12/19/08] South edge of north wetland will not be impacted by any construction activities, such as grading or the installation of the cut off wall. -No impacts will be incurred on the northern wetland. Number: 65 Created: 12/19/2008 [12/19/08] The cut-off wall shall be a minimum distance of 10 feet from the edge of the wetland. -After further analysis and underdrain modifications, the cutoff wall is no longer necessary. Iz=15*yil ITI Created: 12/19/2008 [12/19/08] Minimum allowable buffer distance adjacent to proposed parking and circulation is 25 feet with an average buffer of 50 feet; buffer to include the mitigated wetland. Provide calculations of the different buffer requirements on an exhibit for the next submittal. Separate exhibit (12x18") provided. Number: 67 Created: 12/19/2008 [12/19/08] Per Section 3.4.1(L) — Compatibility with Public Natural Areas or Conserved Land, the proposed landscape plantings along the all wetland edges next to the built environment, shall be 2-3 times denser than shown, creating a solid vegetative buffer. The stocking rates for shrubs and trees have been changed as requested by this comment. Upland plantings have been increased as well. Number. 68 Created: 12/19/2008 [12/19/08] The fence that is adjacent to the trail will extend along the wetland boundary in the buffer, in a location to be determined by the City's Environmental Planner. The fence shall be a minimum of 4 feet high, of an open character, with wire mesh on the bottom half. -Fencing and details are provided on sheet C-515. This fence detail may not fit the characteristics desired. Please provide feedback. Created: 12/19/2008 [12/19/08] In the location of the retaining wall in the south wetland adjacent to the built environment, the fence shall be a minimum of 6 feet high (similar to the fence along the Mason Trail next to the rail road) with wire mesh the full height of the fence. -The retaining walls have been removed from the southern wetland. A six-foot fence is shown and labeled as 8' rounded posts on center with wire mesh. Please provide feedback should a different detail be needed. Page 4 Add north property line along the canal; Property line shown. Show outlots and tracts on plan; Shown and labeled. Remove grading information; Existing and proposed grading removed. Remove subsurface infrastructure information; Removed. Label wetlands with total size and acres impacted; Labeled. Label mitigated wetlands with acres created. Labeled. Number: 56 Created: 12/19/2008 [12/19/08] On all other plans, remove trees to be removed; match up with Demolition Plan in Utility Plan drawings. Trees to be removed are not shown on the site/landscape plans. Some existing trees are shown which may be removed once verified as Siberian Elm or Russian Olive and found to be within the property. Most of these trees are near the proposed trail. Number: 57 Created: 12/19/2008 [12/19/08] Add the "Limits -of -Development Line" (LOD), to the plans; cross check with the plans in the Utility Plans. LOD lines added to the site/landscape plans and cross checked with utility plans. Number: 58 Created: 12/19/2008 [12/19/08] Add tree protection line, same as LOD, around all trees to remain within the limits of construction. Tree protection lines (LODs) added for trees to remain. Number: 59 Created: 12/19/2008 [12/19/08] Provide trail details -Trail details are provided on sheet C-173 Number: 60 Created: 12/19/2008 [12/19/08] Add an open rail fence along the east side of the trail and provide details of the fence. The fence will include wire mesh along the bottom half. -Fencing and details are provided on sheet C-515. This fence detail may not fit the characteristics desired. Please provide feedback. Number: 61 Created: 12/19/2008 [12/19/08] Re -align trail at the approach to the bridge; no impact to the wetland will be allowed; if a retaining wall is necessary, a 5 foot separation from the wetland is required. — The trail has been re -aligned at a minimum of 10 feet off of the wetland boundary. A simple boulder wall (1:1) may be required to maintain 5-foot of separation. Number: 62 Created: 12/19/2008 [12/19/08] Thetrail will be a minimum of 10 feet from the edge of the wetland in all locations. —The trail has been re -aligned at a minimum of 10 feet off of the wetland boundary. Number: 63 Created: 12/19/2008 [12/19/08] Verify the location of the trail in relation to the existing trees along the property line. Confirm the trees to be removed and protection of remaining trees with Tim Buchanan Page 3 Number: 48 Created: 12/19/2008 [12/19/081 The wetlands boundaries do not match on all plans; cross check all plan sets to ensure boundary is consistent. -The boundaries have been cross checked and are consistent throughout each plan set. Number: 49 Created: 12/19/2008 [12/19/08] Use a consistent symbol for the wetland boundaries on all plans: A consistent linetype for the wetland boundary is shown on all plans. Number: 50 Created: 12/19/2008 [12/19/08] Staff questions the need for using retaining walls on all three sides of the south wetland. A meeting is required to develop an appropriate solution that limits the retaining walls to the west edge of the wetland where adjacent to the vehicle circulation area for the King Soopers building. -The retaining walls have been removed from the detention pond and now utilize of the existing eastern and southern bank. The western edge is graded in at a 3:1 slope. Number: 51 Created: 12/19/2008 [12/19/08] As part of the DA: Submit wetland and upland seed mix/type specifications from the supplier to the City's environmental planner for approval prior to the installation. —The wetland seed mix and type along with a note for environmental planner approval are included in the drainage report under section 4.2 Topic: Site/Landscape Number: 52 Created: 12/19/2008 [12/19/081 Staffsuggests combining the Site and landscape plan drawings into one set of plans. Site and landscape are combined into one set of plans. Number: 53 Created: 12/19/2008 [12/19/08] Site Plan— add note to the Cover Sheet: "Refer to Section 3.4.1(E) for allowable uses in a buffer zone." Note was added to the cover sheet. Number: 54 Created: 12/19/2008 [12/19/081 Consider adding an existing conditions plan to the set of drawings. On this plan, identify all of the trees to be removed for the Wetlands PDP, the trees that will remain and be protected and the wetlands labeled with size of each. Proposed trees to be removed based on proposal grading disturbance are identified and assigned a mitigation factor. Additional trees shall be removed if found to be Siberian Elm or Russian Olive and within the development property but may not be indicated on the plan. Existing wetlands are identified with sized noted. Number: 55 IN - wfL7`z1I1I:i [12/19/08] Overall Site Plan: Add established buffer line for all wetlands; Added and truncated at property line. Page 2 STAFF PROJECT REVIEW City of Fort Collins BHA Design Date: 12/19/2008 c/o David Kasprzak 1603 Oakridge Dr Fort Collins, CO 80525 Staff has reviewed your submittal for NORTH COLLEGE MARKETPLACE - WETLANDS PDP - TYPE 1, and we offer the following comments: ISSUES: Department: Current Planning Topic: General Number: 43 Issue Contact: Dana Leavitt Created: 12/19/2008 [12/19/08] Cut Off Wall — Provide information that addresses to the groundwater once it is intercepted by the wall. Where does the water go? It either will be perched, thus raising the water table at the wetlands, or it appears that water will migrate to the east end of the wall and then towards the south wetland. What will be the impacts to the south wetland if the water table is to rise from the elevation of 4971?-The cut off wall has been removed from the plans. The water table elevation of the south wetland is controlled by the invert of the outlet pipe (4971') located in the southeast corner of the wetland. Number: 44 Created: 12/19/2008 [12/19/08] The cut-offwall will be a minimum of 10 feet from the edge of any wetland. - The cut off wall has been removed from the plans Number. 45 Created: 12/19/2008 [12/19/08] The groundwater study does not address the potential impacts as raised previously. This report shall address any impacts to either wetland. - Potential impacts to the wetlands are addressed in groundwater report. Number: 46 Created: 12/19/2008 [ 12/19/08] The groundwater report shall be prepared according to the requirements of Section 5.6 — Subsurface Water Investigations of the Larimer County Urban Street Standards. - The groundwater report conforms to the requirements of Section 5.6 — Subsurface Water Investigations of the Larimer County Urban Street Standards. Number: 47 Created: 12/19/2008 [12/19/08] The under drain dewatering system will be taking groundwater and converting it to surface water. Once the water is converted to surface water evapotranspiration occurs and the issue of augmentations arises. As the under drain water will be draining into the wetlands, which will be public property, provide information (dewatering plan) that the evapotranspiration will not create a loss of legally established water rights. This is also part of the requirements for the groundwater report. - Water rights issues and permitting are addressed in the groundwater report. Page 1