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HomeMy WebLinkAboutRUDOLPH FARMS INFRASTRUCTURE PROJECT - FDP220010 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com August 31, 2022 Brandy Bethuram Harras Community Development and Neighborhood Services City of Fort Collins 281 North College Avenue, PO Box 580 Fort Collins, CO 80522 Re: Rudolph Farms Infrastructure Project, FDP220010, Round Number 1 Dear Ms. Bethuram Harras, Thank you for the comments on the first submittal of Rudolph Farms Infrastructure Project which we received on June 24, 2022. We have reviewed all the comments and have addressed them in the following pages. Should you have any other questions or comments, please feel free to contact me at 303.892.1166, or via email at bmahar@norris-design.com. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Bill Mahar Norris Design 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com General Comments - Brandy Bethurem Harras (970 416 2744) 1A. 06/09/2022: 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: This comment has been read and understood. Thank you. 1B. 06/09/2022: RESUBMITTAL 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, avoiding responses like noted or acknowledged. Response: This comment has been read and understood. Thank you. 1C. 06/09/2022: RESUBMITTAL Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Response: This comment has been read and understood. Thank you. 1D. 06/09/2022: RESUBMITTAL 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" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawing-text-appears-a s-Comments-in-a-PDF-created-by-Aut oCAD.html Response: This comment has been read and understood. Thank you. 1E. 06/09/2022: RESUBMITTAL Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Response: This comment has been read and understood. Thank you. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 1F. 06/09/2022: INFORMATION In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: This comment has been read and understood. Thank you. 1G. 06/09/2022: 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: This comment has been read and understood. Thank you. 1H. 06/09/2022: FOR HEARING The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Response: This comment has been read and understood. Thank you. 1I. 06/09/2022: FOR HEARING I am letting you know that your quasi-judicial item could be heard remotely and that there is the option to hold off until an in-person hearing can be conducted. Any person or applicant seeking a quasi-judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi-Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi-Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Response: This comment has been read and understood. Thank you. Planning Services - Kai Kleer (970 416 4284) 2A. 06/20/2022 FOR HEARING There needs to be some additional work on the infrastructure plan to integrate future local street connections at no greater than 660-feet and limit the maximum block sizes to 10-acres. If there isn’t a desire to build the local street connections with this project, the intersection should be partially built to allow for utilities to stub with alignment of local street. Response: Road connection locations have not been fully determined. The ODP and PDP/FDP have been updated to reflect conceptual road connections to meet the 660-foot spacing requirement. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2B. 06/21/2022 FOR HEARING Staff could not find any letters of intent for roadway and multi-modal network ditch crossings within the submittal package. These letters will be needed prior to hearing. Response: Ditch crossing letters will be provided prior to hearing once all the crossings have been finalized. Staff also discussed that the lack of required detail does not meet the submittal requirements of a combined PDP/FDP submittal. Let’s have a discussion to determine whether this application should be withdrawn and resubmitted as a Project Development Plan (PDP) which requires lesser design prior to getting to hearing. Response: This submittal is a combined PDP/FDP submittal that includes more detailed civil plans and additional submittal items required for FDP. 2C. 06/21/2022 FOR HEARING Staff is concerned that the infrastructure plan does not provide street stubs for local streets into adjacent lots. Generally, the lots that are being created need to be further broken down into blocks that are no greater than 10-acres (660'x660'). Staff provided redlines as a starting point for further conversation around this concept. Response: As discussed, the OPD and infrastructure PDP/FDP have been updated to show conceptual road connections. 2D. 06/21/2022: FOR HEARING Street trees are required as part of the infrastructure PDP. Please include a landscape plan and planting list with the next round of submittal. Response: A landscape plan and planting list are provided with this submittal. Historic Preservation - Jim Bertolini (970 416 4250) 3A. 06/07/2022: NO HISTORIC REVIEW REQUIRED This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: This comment has been read and understood. Thank you. Engineering Development Review - Sophie Buckingham sbuckingham@fcgov.com 4A. 06/08/2022: FOR HEARING Sidewalk along Prospect Road is required to be 6 feet wide. Please update the dimension from 5 feet to 6 feet on the plans. Response: The sidewalk has been widened to 6’ as requested. 4B. 06/08/2022: FOR HEARING Parkway along Prospect Road is required to be 10 feet wide. This can include a 6-inch curb. There is a stretch of parkway west of Carriage Parkway that does not meet the minimum width. Please update the dimensions accordingly. Response: The parkway width has been updated to match current LCUASS requirements. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 4C. 06/08/2022: FOR HEARING - REVISED Tract D does not appear to have any public street frontage. Please clarify the intended use of Tract D. Will public access be needed for Tract D? Response: Tract D is to remain open space – no access is proposed. 4D. 06/08/2022: FOR HEARING Please submit left and right flowline profiles for each public street. Response: The requested information is provided. 4E. 06/08/2022: FOR HEARING Throughout the plans, please replace all mentions of "Street B" with Vixen Drive. Response: The street name has been updated. 4F. 06/08/2022 FOR HEARING Please provide culvert designs with the next submittal. The structural plans will need to be reviewed and approved before the project can go to Hearing. Reviewing the culvert design may require additional time for the City Engineering Department. Response: Culvert designs are provided as part of this submittal. The structural designs will be provided with the next submittal once the layout and dimensions have been reviewed/approved by City staff and the ditch companies. 4G. 06/08/2022: FOR HEARING Please call out curb radii at intersections. See my redlines for specific locations. Response: Curb radii are called out on the intersection details. 4H. 06/08/2022: FOR HEARING Please add legend symbols for culverts and existing street lights. Response: Our legends include storm drains, but do not include culverts since the culverts are far too large and are not a symbol. We have added numerous callouts to the culverts and hope that this will suffice. For the existing street lights, there are not any known existing street lights within the project area, so that symbol continues to be omitted. 4I. 06/08/2022: FOR HEARING Will any water or sewer service lines be stubbed to the lots? Please be aware that if you cut the street to connect service lines after the street has been constructed, this will trigger pavement impact fees. Pavement impact fees are tripled for streets constructed within the last five years. Response: Yes, water and sewer will be stubbed to the lots. We are currently working with several prospective property owners on site layouts and we will add the water/sewer stubs as part of the next submittal. 4J. 06/13/2022: FOR HEARING - REVISED We will look for the utility line plan and profile sheets in the next submittal. Response: Plan and Profils of water, sewer and storm are all included. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 4K. 06/13/2022: FOR HEARING Please remove the existing Frontage Road linework from all sheets except the Existing Conditions and Demolition Plan. When will the existing right-of-way and existing easements be vacated? Response: The existing frontage road linework has been removed. The right of way has already been vacated, however, it is appears he easement wasn’t vacated by the City. We have called for the easement to be vacated as part of this plat. 4L. 06/13/2022: FOR HEARING On Sheets R1 through R11 of the Utility Plan, please specify that the vertical scale is for the profiles only, not the plan view. Response: The vertical scale reference is placed on the profile half of the page to clarify that it only applies to the profiles. General - Tim Dinger tdinger@fcgov.com 5A. 06/14/2022: FOR HEARING Please differentiate between where asphalt paving will be used vs. concrete. Perhaps submit a paving plan with shading to denote the various surface types? Response: Per discusssions with staff, this was determined to not be required since the typical street sections and paving extents are being used (asphalt street, concrete curbs and walks, concrete pans). 5B. 06/134/2022: FOR HEARING Are storm drains that go under the roadways intended to be public or private? Please specify on all applicable plan sheets. Private utilities under the roadway could require an encroachment permit. Response: Per our experience with City requirements, storm drains in the public ROW that take public water will be public. This would apply to all storm drains currently proposed. 5C. 06/14/2022: FOR BUILDING PERMIT This project will be subject to repayment of fees per the Capital Pledge Agreement for the construction of the I 25 and Prospect Road interchange. This fee repayment will be required prior to the issuance of any building permits. Response: Thank you for the comment. These fees will be paid prior to issuance of building permit. Traffic Operation - Nicole Hahn (970 221 6820) 6A. 06/22/2022: INFORMATION The Traffic Impact Study was received and reviewed by staff. First, thank you. The study was thorough and well organized. Response: Thank you 6B. 06/22/2022: FOR HEARING A few traffic signals were proposed in the traffic study. We will look to work with you to complete warrant studies with future PDP submittals to determine the timing of signalization at these intersections. The intersection of Mulberry and CR5 is shown as needing a traffic signal in the study, however the conclusion states: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com "Currently, the study intersections are operating at acceptable levels except for northbound CR 5 at Mulberry Street." Please further expand on the findings of the study regarding this intersection in the conclusions. Response: See updated Traffic Study. 6C. 06/22/2022: FOR HEARING Regarding the bike and pedestrian LOS standards section, can you summarize generally what bike and pedestrian connectivity the project is planning to add. Possibly a map showing general future connections to the trail be included to get a better idea of how these connections are being planned and incorporated into the ODP? Response: A bike pedestrian exhibit has been provided and is being coordinated with the Parks Department. See Traffic Study for updated pedestrian analysis. Stormwater Engineering - Dan Mogen 970 305 5989 7A. 06/21/2022: FOR HEARING Overall, the concept seems to be acceptable; however, more details are needed to complete a full review. Final Plan level details are required. Items needing to be addressed include: release rates (2-year historic is the standard Fort Collins requirement), what criteria is being followed (Fort Collins and Timnath both are referenced), spillways, elevations, storm system details, detailed final grading, landscaping, SWMM model, street/hydraulic capacity calculations, clarification on the how rain gardens and associated inlets will function, detail drawings, Please see redlines for additional details. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Response: A final level drainage report has been provided with this submittal, with a particular emphasis placed on release rates and criteria. We understand that this is a complicated site, so please reach out to Blaine Mathisen at Northern if you have questions or want to go over the report in person. A landscape plan is also provided for the rain gardens and all common areas associated with the overall site. 7B. 06/21/2022: FOR HEARING Outfall agreement with ditch is required. Response: Both the Lake Canal and TRIC have provided verbal confirmation on their willingness to accept stormwater from the site and both will require agreements as part of that process. These have not been developed yet since plans didn’t exist for detailed review, but it should be forthcoming. 7C. 06/21/2022: FOR HEARING Detention appears to be provided for future lot development; will water quality and low impact development requirements be deferred to future lot development? Response: As part of this updated submittal package, detention, water quality and LID are provided for the lots as part of the larger development. 7D. 06/21/2022: DEVELOPMENT AGREEMENT A development agreement will need to be completed and signed along with plan approval. Response: Thank you for the comment. A Development Agreement will be completed prior to plan approval. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 7E. 06/21/2022: INFORMATION Please note that additional comments may be forthcoming upon future submittals as additional details are discovered. Response: Thank you for the comment. This is understood for future submittals. 7F. 06/22/2022: FOR HEARING I understand that a wet pond is part of the proposed improvements. Wet ponds require water rights and approval from the State. Please provide documentation of all necessary approvals. Response: A water rights analysis is currently underway, which will include obtaining approval from the State. Documentation will be provided upon approval. Erosion Control - Jesse Schlam (970 218 2932) 8A. 06/17/2022: INFORMATION This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion. This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. The project is within 50 ft of a sensitive area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Response: Understood. 8B. 06/17/2022: FOR HEARING Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. Response: The Erosion report and escrow have been provided. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 8C. 06/17/2022: FEES - UPDATED Added better estimate for total disturbed area slightly modified calc with the understanding that these may change upon plan modifications. FEES: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 223 lots, 122.62 acres of disturbance, 12 years from demo through build out of construction and an additional 7 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $25,685.64 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. " Response: Got it – thanks! 8D. 06/17/2022: FOR HEARING Please update plans based upon two comments returned around the font on the PDF and using the erosion control Standard Notes un modified. Response: All redlines have been addressed. Stormwater Floodplain - Claudia Quezada (970)416 2494 9A. 06/21/2022: FOR HEARING Please show the boundaries of the floodplain and floodway on plat, site, utilities, and drainage/grading plans. Cross-section and BFE lines should also be shown on drainage/grading plans or on a separate Floodplain Sheet if it’s too cluttered. Contact Ted Bender of Stormwater Master Planning at tbender@fcgov.com for floodplain CAD line work. Response: Per discussions with staff, a floodplain exhibit has not been provided since no improvements are planned in the floodplain. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 9B. 06/21/2022: FOR HEARING Please utilize checklist (see redlines) when preparing plans for resubmittal. Response: n/a 9C. 06/21/2022: FOR HEARING Please add the following notes to the site and utility plans: 1. “The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the Boxelder floodplain limits. Storage of equipment and materials (temporary or permanent) is not allowed in the floodway. All activities within the floodplain are subject to the requirements of Chapter 10 of the Fort Collins Municipal Code.” 2. “Construction of new structures, hard surface paths, walkways, driveways, walls, and parking areas is prohibited in the floodway unless no-rise conditions are met, per section 10-45 of City Code. Any construction activities in the regulatory floodway must also include a no-rise certification prepared by a Professional Engineer licensed in Colorado.” 3. "A stability study may be required for work within the erosion buffer." Response: This note has not been added per the comment above. Light And Power - Cody Snowdon (970 416 2306) 10A. 06/21/2022: FOR HEARING Please work with Light & Power to establish a power route along Carriage Parkway that will include our major duct system, mechanicals switches and vaults. We will also need primary power routing along all internal roadways within the development area. Response: Northern has included the design info provided by staff. Thank you for working with us on that! 10B. 06/21/2022: FOR HEARING Please work with Light & Power to establish a lighting plan along all public street frontages. Response: Northern has included to provided info. 10C. 06/21/2022: FOR HEARING The existing 3-phase along the existing frontage road for the section that parallels I-25 was relocated as part of the I-25 widening project. The section of cable along the southern portion as the frontage road diverges from the I-25 corridor was not relocated as a part of that project. There are a couple options that we can discuss and Light & Power can work with Northern Engineering to go over those options. Response: Thank you for the willingness to discuss this item. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com PFA - Marcus Glasgow (970 416 2869) 11A. 06/17/2022: HYDRANT REQUIREMENTS COMMERCIAL REQUIREMENTS - Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter (EXCEPTION: In buildings equipped with standpipe systems, a hydrant is required within 100' of the Fire Department Connection). RESIDENTIAL REQUIREMENTS - Hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Some of the hydrants on the north side of the site appear to be beyond 600-foot centers. Response: Thank you for the info. We have provided hydrants at the required spacing. Park Planning - Kyle Lambrecht (970 221 6566) klambrecht@fcgov.com 12A. 06/21/2022: INFORMATION The Park Planning & Development (PPD) is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com. Response: Thank you for this information. The applicant team has been in direct contact with Park Planning & Development to further refine the park and trail plans for this development. 12B. 06/21/2022: INFORMATION The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). Please reference the City’s Master Plan for additional information. https://www.fcgov.com/parksandrecplan/. The Master Plan identifies two proposed neighborhood parks in the general vicinity of this development. Thank you for amending the ODP to accommodate a future neighborhood park. Response: This comment has been read and understood. Thank you. 12C. 06/21/2022: INFORMATION The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. Response: This comment has been read and understood. Thank you. 12D. 06/21/2022: INFORMATION The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. Response: This comment has been read and understood. Thank you. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 12E. 06/21/2022: INFORMATION Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. Response: This comment has been read and understood. Thank you. 12F. 06/21/2022: INFORMATION Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross-sections for the trail as part of the site design during the final plan phase. Response: This comment has been read and understood. Thank you. 12G. 06/21/2022: INFORMATION The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Response: This comment has been read and understood. Thank you. 12H. 06/21/2022: INFORMATION Recreational trails do not function as widened sidewalks adjacent or within street Rights of Way. Response: This comment has been read and understood. Thank you. 12I. 06/21/2022: FOR HEARING The North Front Range Metropolitan Planning Organization (NFRMPO) has identified a Regional Active Transportation Corridor (RATC) within your development. The NFRMPO has also identified the need for a grade separated crossing of Interstate 25. Thank you for referencing these needs with your submittal. Please plan to accommodate a 50’ trail easement for the RATC. Additional easement area may be required to accommodate a grade separated crossing at I25. Response: Thank you for the comment. The applicant team would like to continue discussions with Park Planning to determine a suitable easement width for the trail. 12J. 06/21/2022: FOR HEARING Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Prospect Road is a four lane arterial roadway and would warrant a grade separated crossing in order to provide connectivity to the RATC for parcels south of Prospect. Please plan on additional conversations with PPD and Parks staff. Response: Comment understood. The applicant team will continue to work with the City regarding a potential underpass easement for a possible grade-separated crossing under Prospect. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 12K. 06/21/2022: FOR HEARING As this is a RATC, Park Planning and Development (PPD) is requesting additional discussions with the applicant to better understand opportunities to partner with the development to construct the RATC. Response: Thank you for the comment. The applicant team understands the desire of the City to partner on construction of the RATC. A discussion of construction timing was discussed with the City. Depending on the funding availability, the applicant team would be open to trail construction concurrent with the development. 12L. 06/21/2022: INFORMATION As this is a RATC, please plan on a 10’ to 12’ wide concrete trail. The trail’s color shall be Davis Color Yosemite Brown. Trail thickness is a minimum of 6”. All joints shall be sawcut. Please reference the Larimer County Urban Area Street Standards for additional trail cross section information. Response: The proposed trail will be 10-12' wide and will adhere to the LCUASS standards. 12M. 06/21/2022: FOR HEARING Thank you for submitting three RATC options for the City’s consideration. Please plan on a follow up meeting with PPD and Parks staff to further discuss these options. Response: Follow up meetings have occurred with Planning and Parks staff to coordinate trail alignment and park location/size. 12N. 06/21/2022: FOR HEARING Once a RATC alignment has been determined, PPD is requesting a holistic RATC exhibit that shows this connection and how it ties into both existing and planned trail connections within and outside the development. Points of destination shall include the Power Trail, the PSD school adjacent to the development, the planned neighborhood park, natural areas, and other significant destinations. Please plan additional conversations with PPD staff during the development of this exhibit. Response: This comment has been read and understood. Thank you. 12O. 06/21/2022: INFORMATION As this is a RATC, please plan to coordinate not only with City staff but also staff from Larimer County, Colorado State University, Poudre School District, Town of Timnath, and the Colorado Department of Transportation, and NFRMPO staff. Response: This comment has been read and understood. Thank you. 12P. 06/21/2022: FOR HEARING The trail shall be designed so that it is clear and accessible during a 10 year flooding event. Please provide documentation in our drainage report that this can be accomplished. Response: All of the trail is outside of the 100-yr floodplain. 12Q. 06/21/2022: INFORMATION The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Planning. The easement shall be identified on the plat, utility, and site plans as a “Public Access and Trail Easement”. Response: The trail is located within tracts that are designated for access. 12R. 06/21/2022: INFORMATION A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Response: This comment has been read and understood. Thank you. 12S. 06/21/2022: INFORMATION Grading within the designated recreational trail easement should be completed along with overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1 and 2% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet ADA standards. Response: This comment has been read and understood. Thank you. 12T. 06/21/2022: INFORMATION If section of the RATC are constructed within your development, the City will be responsible for the long-term maintenance of the RATC. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface, repairing/replacing surface damage of the trail, and all other landscaping maintenance within the easement. Please coordinate with the City’s Parks Department on the landscaping design. Landscaping shall be designed in accordance with all applicable City codes. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Response: This comment has been read and understood. Thank you. 12U. 06/21/2022: INFORMATION Thank you for considering local/neighborhood connections to the RATC. Is there an opportunity to make the local trail connections 6’ wide? Response: Currently the local trail connections and sidewalk connections are 5’ wide. The applicant team is open to discussing this width. Environmental Planning - Scott Benton (970)416 4290 13A. 06/21/2022: FOR HEARING Please depict the natural habitats and features identified in the ECS on all applicable plan sets: -The red-tailed hawk nest and a 450-foot radius; -Prairie dog colonies; -Boxelder Creek top of bank, edge of wetland, and edge of riparian vegetation (whether riparian shrub or forest) and 100-foot buffer; -Top of bank of both ditches and 50-foot buffers. Response: Noted. SWCA is working with the project development team to incorporate the natural habitats and 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com features identified in the ECS on applicable plan sets. 13B. 06/21/2022: FOR HEARING CPW consultation is required on potential impacts to the red-tailed hawk nest since proposed roads (and potentially trails) are located in close proximity. Response: SWCA will prepare a letter and initiate informal consultation with CPW including the District Wildlife Manager – Ash Rhoades regarding the red-tailed hawk nest. Documentation will be provided prior to the hearing. 13C. 06/21/2022: FOR HEARING 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 both Lake Canal and 100’ from Boxelder Creek top of bank/wetland edge/riparian forest canopy edge (whichever is greatest) - Amount of buffer area provided on these plans - Minimum buffer distance - Maximum buffer distance - Average buffer distance Response: Noted. The project development team will prepare a table on the site plan that includes these requests. 13D. 06/21/2022: FOR HEARING Prior to hearing, a draft prairie dog mitigation plan must be submitted that outlines how the prairie dogs will be removed and how recolonization will be prevented. Prior to issuance of the Development Construction Permit (DCP), and prior to prairie dog removal, please submit the results of a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with the Division of Parks and Wildlife standards if removal is between March 15 and October 31. Note the timing requirements of these surveys are between March 15 and October 31, as no burrowing owls are expected to be present between November 1 and March 14. This issue is required due to the presence of prairie dogs on the site. Prior to issuance of the Development Construction Permit (DCP), please submit a letter explaining how and when prairie dog removal occurred at the site and in accordance with the Division of Parks and Wildlife standards. Response: SWCA will prepare a DRAFT prairie dog mitigation plan for the project. A burrowing owl survey in accordance with CPW protocol will be conducted prior to work within or adjacent to identified prairie dog colonies from March 15-October 31. The developer will provide documentation of the submitted CPW application for prairie dog removal or relocation. This may consist of live relocation, live transportation to an approved raptor of black-footed ferret program, or dead prairie dog donation form. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 13E. 06/21/2022: FOR HEARING Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. Response: Noted. Forestry - Christine Holtz choltz@fcgov.com 14A. 06/21/2022: INFORMATION ONLY FOR NEXT ROUND Per internal discussions with other City departments, street trees will need to be installed with the construction of the street. Please include the following City of Fort Collins notes with the next submission: - General Landscape Notes - Street Tree Permit Note These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Response: Thank you. These notes have been provided on sheet LP001. 14B. 06/21/2022: INFORMATION ONLY FOR FINAL Please keep in mind the following requirements for tree selection and placement: Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Response: Thank you. These sizes and offsets will be provided. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Technical Services / Construction Drawings / Plat - Jeff County (970 221 6588) 15A. 06/21/2022: FOR HEARING Please provide the following information for the Benchmark Statement in the EXACT format shown below. 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’. Response: The requested statements are on the cover sheet. 15B. 06/21/2022: FOR HEARING Please revise the Benchmark Statement as marked. See redlines. Response: The requested statements are on the cover sheet. 15C. 06/21/2022: FOR HEARING Some of the sheet numbers in the sheet index do not match the noted sheets. See redlines. Response: Sheet index is updated and matches the plans 15D. 06/21/2022: FOR HEARING There is some very small text on the plans. Please consider increasing the text size. See redlines. Response: All redlines have been addressed. 15E. 06/21/2022: FOR HEARING There are line over text issues. See redlines. Response: All redlines have been addressed. 15F. 06/21/2022: FOR HEARING There are some symbols that need to be masked. See redlines. Response: All redlines have been addressed. 15G. 06/21/2022: FOR HEARING 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Response: All redlines have been addressed or noted for discussion. 15H. 06/21/2022: FOR HEARING Please provide a closure report for the outer boundary of this Subdivision Plat. Response: A closure report is provided for the outer boundary for this submittal. Outside Agencies - Eric Fuhrman, Town of Timnath Engineering Consultant (970-226-0557 x 162) 16A. 06/23/2022: FOR HEARING Please see attached Response: Timnath drainage comments have been incorporated into the updated Drainage Report. Building Services / Building Insp Plan Review - Russell Hovland (970 416 2341) 17A. 06/13/2022: BUILDING PERMIT If any new structures are planned as part of this development, building permits are required as follows: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Residential Code (IRC) 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. · 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com · 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. Response: Thank you for the information. This is understood for future buildings.