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HomeMy WebLinkAboutJEROME STREET STATION - PDP210009 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 20 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 August 15, 2022 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station, PDP210009, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions throug h your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Responses: Ripley Design Northern Engineering Black Timber Group Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/25/2021 I will be your primary point of contact throughout the development review and permitting processes. 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. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design: Thank you, Todd. Page 2 of 20 Comment Number: 2 Comment Originated: 06/25/2021 Temporary Service Changes - City of Fort Collins Development Review 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 develop ment 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 level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. Ripley Design: Understood. Thank you,Todd. Comment Number: 3 Comment Originated: 06/25/2021 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, avoiding responses like noted or acknowledged. Ripley Design: Comment responses have been provided with the next submittal. Comment Number: 4 Comment Originated: 06/25/2021 INFORMATION: 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_Rd1.pdf Ripley Design: Document file naming will follow the above requirements for this submittal. Comment Number: 5 Comment Originated: 06/25/2021 INFORMATION: 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 advanced notice as possible. Ripley Design: We will notify our planner prior to our submittal planned for 09 -14-2022. Comment Number: 6 Comment Originated: 06/25/2021 INFORMATION: Page 3 of 20 LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Ripley Design: Understood. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/22/2021 05/10/2022: FOR THE MEETING, AND THEN FOR HEARING: CONTEXT PLAN - Please provide a context plan showing relationships to development on the west. A context diagram or plan should show the relationship to abutting development, esp. at the connections along the south drive. Include the fence along the car dealer to the north. Include the trail on the east side of Jerome along with its crosswalk. Ripley Design: A context plan has been prepared and submitted with the subsequent submittal. It is submitted as a separate exhibit. Comment Number: 2 Comment Originated: 06/22/2021 05/10/2022: FOR DISCUSSION: AWKWARD RELATIONSHIPS - This Round 2 plan creates a number of awkward relationships which lead to comments from several departments on interrelated topics. Examples of awkward relationship are the front doors along the west side, buildings shown in utility easements, trees shown right on the property line at building 2; and then no trees shown along buildings 4 and 6. Trees right at the base of the fence look would not work -- perhaps the vision is for a 'shrubscape'? Also Building 9 has some significant awkward relationships noted in comments below. Ripley Design: We appreciate the feedback and feel similarly that these relationships need to be thoughtfully and adequately addressed. We have developed an enhanced pedestrian corridor along the western boundary of the property. The intent for the design is to focus on an interesting product that would maintain the pedestrian focus within the property boundary and draw attention away from the adjacent properties. Design elements could potentially include site walls, decorative concrete and a visually appealing planting design. In addition, a fence and fence will be provided for additional screening. Trees have been removed, and buildings are located outside the easement. Comment Number: 3 Comment Originated: 06/22/2021 08/02/2022: FOR HEARING: BUILDING 9 is not placed in direct relation to a street sidewalk in any way which requires a Modification. That’s 3.5.2(D)(1). It is set among rear parking drives and parking lots in a manner specifically contrary to the basic approach toward new neighborhoods, i.e. with homes along street sidewalks as part of an attractive public space framework. (either facing or sideways to the street facing a walkway that leads directly to the sidewalk network. Presumably, the request would cite a physical hardship due to the narrow parcel and the unique configuration of the Pascal extension. I.e., those aspects make it difficult/impossible to introduce another street into this type of plan to access the Page 4 of 20 rear portion. Perhaps you could also suggest that a plan with a building there is as good or better than a plan with the building simply eliminated to avoid the modification. Relatedly, Bldg. 9 has no convenient connection to Jerome other than walking in the alley. Staff support for the modification would be more plausible if the walkway from building 9 entrances connects smoothly down toward the south and east leading toward Jerome. That would require eliminating the eastmost unit, which would create a new opportunity for an outdoor patio or lawn/garden/bbq space. For discussion at the meeting and likely follow -up. I will show a "redline" of this. Ripley Design: Thank you for bringing this to our attention. Our team took a hard look at the building layout and orientation, and have proposed a smaller building in that location. This created an opportunity to provide pedestrian connection to the south and east, and also provided additional space to locate a small amenity area. The pedestrian experience is now much more enlaced. The existing modification for 3.5.2(D) has been expanded to include the language and justification for this condition. Comment Number: 4 Comment Originated: 05/10/2022 08/05/2022: FOR HEARING: BUILDING 6 MODIFICATION NEEDED: ...also needed for placement with no direct relationship to street sidewalks within 350 feet, like Bldg. 9. Eliminating Cajetan as a street created that situation. Ripley Design: The existing modification has been expended to include this building as well. Comment Number: 5 Comment Originated: 05/10/2022 08/05/2022: FOR HEARING: COLLEGE CONNECTION: What is your latest thinking about this? West of your property, there is a 24' access easement actually on the car dealer property north of the pawn shop. Also, there is 10' of space north of the easement outside of the car dealer property's fence where a walkway could go. Engineering and PFA will lead the discussion of this. Obviously there is significant conversation required with the property owner. Northern Engineering Black Timber Group:I believe we have landed on resolution with Engineering to repair the access driveway and extend it through to our property. There will be coordination for this work but it does not currently contemplate a pedestrian walkway on the adjoining property owner's parcel. Comment Number: 7 Comment Originated: 08/02/2022 05/10/2022: FOR HEARING -- SOME DETAILS: Building foundations at easements? Meter banks? AC condensers? Width of walkway along the SW parking spaces - 5'-6" as shown is too narrow. Alignment of south trail re a potential bridge. ? The tree grates along the south alley appear 5x5 is- that right? Ripley Design: Careful ordination will be needed to allow the building to exist close the easements. Our team is aware of these instances, and will be working towards the right foundation design that accommodates the constraint. The sidewalk along the SW parking spaces has been widened to 6.5’. Regarding the tree grates, 4x8 is what is currently being proposed. Black Timber Group: AC Condensers are intended to be handled on the rooftop (flat roof). The ditch crossing idea is not currently being implemented between the two projects. Comment Number: 8 Comment Originated: 08/02/2022 08/02/2022: FOR HEARING -- BUILDING VARIATION: We discussed some low walls or fences along the streetscape to add some variation to the entry stoops. Could something be added in that regard? Page 5 of 20 The previous comment about a Modification of a standard for this is resolved with the submittal of a modification request for the two building footprints next to each other. Staff recognizes the different buildings, but we need to carefully articulate them. Black Timber Group: We have included the opportunity for additional planters and fencing along the West property boundary. Currently the street scape does not have room for additional features. Ripley Design: There are no longer two of the same buildings placed adjacent to each other along Jerome, so there is no longe r a need for a modification. Department: Engineering Development Review Contact: Tim Dinger, , tdinger@fcgov.com Topic: General Comment Number: 12 Comment Originated: 05/09/2022 05/09/2022: FOR BUILDING PERMIT: This project will be responsible for a repayment for City roadway improvements of the local street portion of the Suniga Rd. frontage. The current cost per linear foot adopted by the City of Fort Collins is $264/LF. This repay would be due prior to issuance of any building permits. Black Timber GroupAcknowledged. Comment Number: 16 Comment Originated: 05/09/2022 08/02/2022: FOR HEARING: Please see redlines for additional plan comments. Ripley Design: Landscape Redlines have been addressed and will be included with this submittal. 05/09/2022: FOR HEARING: Please see redlines for additional plan comments. Comment Number: 22 Comment Originated: 08/02/2022 08/02/2022: FOR HEARING: You will be required to provide a temporary turnaround on the west end of Pascal Street (per LCUASS 7-26), until the connection of Pascal Street to N. College Avenue is made. The current condition of the access onto N. College Ave that is adjacent to the Pawn shop is inadequate. Alternatively, if you improve the existing offsite access to City standards and make the Pascal street connection to N College, the connection would be considered completed and no turnaround would be required. Northern Engineering: As per recent discussions with City staff, the alley connection to College Ave. will be repaired to usable condition to provide a connection and the site plan will remain the same. Comment Number: 23 Comment Originated: 08/08/2022 08/08/2022: FOR HEARING: The parking area attached to Pascal Street shall be constructed using concrete and should include a concrete gutter pan. The maintenance of this parking area will be the responsibility of the developer. Northern Engineering: Gutter pan and concrete construction has been added to the utility plans. Black Timber Group: The maintenance is acknowledged and will be handled via the HOA Page 6 of 20 Comment Number: 24 Comment Originated: 08/08/2022 08/08/2022: FOR HEARING: The connection to N. College Ave is required due to the North College Ave Access Management Plan. Per that plan, the connection is made with a commercial local. Therefore, in your variance request, you need to include all items for the proposed Pascal Street extension that don't match the LCUASS standards for a Commercial Local roadway. Additionally, an alley receives significantly less maintenance from the City of Fort Collins Streets Department, and City Light and Power is not required to provide lighting to an alley (whether it is public or private), whereas they are required for a public local street. Please let me know if you need more information on the public road classification for Pascal Street. Northern Engineering: The Pascal Street section has been classified as ROW. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING The opinion and preference of City staff is that the extension of Pascal through the site should be public, rather than private. We would prefer to approve the necessary Engineering variances required to allow the atypical cross section to be publicly maintained and owned. We will need to work with you on exactly how the ROW and easement linework should be configured to achieve this. Northern Engineering: The Pascal Street section has been classified as ROW. Comment Number: 2 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING Is the drive area near building 1 on the norths side of the site supposed to have emergency access to Jerome St.? See Redlines Ripley Design: This comment was resolved with a previous round of PDP review. The emergency access has been removed. The area will not function as a hammerhead. Comment Number: 3 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING See redlines for various comments on the proposed trail and Jerome St. connection. Ripley Design: Leftover comment. Comment has been addressed. Comment Number: 4 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING There is at least one driveway that doesn't meet driveway spacing standards in LCUASS (see redlines). This will need to be adjusted or a variance requested through Engineering. Northern Engineering: Site plan revisions since this comment was received should address this comment. No comment about driveway spacing was found in the RD 2 PDF redlines so please advise if this is still not resolved. Comment Number: 5 Comment Originated: 05/10/2022 05/10/2022: FINAL PLAN Pedestrian ramps should be the directional style. Some of the proposed ones on your site are not. Page 7 of 20 Northern Engineering: Directional ramps are included where feasible – the location of the building(s) at the intersection of Pascal St. and the alley makes directional ramps difficult – we will discuss with City staff if directional ramps are feasible or not. Comment Number: 6 Comment Originated: 05/10/2022 05/10/2022: FINAL PLAN Please extend the north sidewalk along the Pascal extension as far as possible to the west. If you could work with any applicable adjacent property owners to get it extended all the way to your west property line, that would be ideal. Northern Engineering: Sidewalk has been extended within the boundaries of our property. Comment Number: 7 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING Please see TIS redlines for various traffic study comments. Please contact me to discuss if there are any questions, prior to resubmittal. Northern Engineering: TIS redlines will be addressed separately by traffic engineer. Comment Number: 8 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING I was under the impression that Cajetan would not be extended into this site as a public ROW. Is there a reason that it is? Northern Engineering: Revised with last submittal. Department: Stormwater Engineering – Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 5 Comment Originated: 06/22/2021 08/09/2022: FOR HEARING - UPDATED: Received latest model from Anderson Consulting Engineers. City Staff will provide comments separately once review is complete. Northern Engineering: Acknowledged. Please forward any comments and we will forward to ACE if not sent directly. 05/13/2022: FOR HEARING - UPDATED: Still waiting for latest model from Anderson. Comments will be provided separately. 06/22/2021: FOR HEARING: Currently the floodplain memo indicates that there is a 0.01 ft. rise based on the proposed grading, which requires a CLOMR. Prior to hearing, City Staff must be confident that design can work without impacting adjacent property owners and that no-rise conditions are met. If the grading is adjusted to mitigate this rise, a no-rise with model must be submitted to the City ahead of pursuing a LOMR. Comment Number: 36 Comment Originated: 08/11/2022 08/11/2022: FOR HEARING: Please see redlines for minor comments. Ripley Design: Redlines have been addressed. Northern Engineering: Redlines have been addressed. Comment Number: 37 Comment Originated: 08/11/2022 08/11/2022: FOR INFORMATION ONLY: The applicant acknowledges that this Site Development Plan does not comply Page 8 of 20 with the current regulatory floodplain. Permits cannot be issued for residential structures in the regulatory floodplain until a LOMR is approved through FEMA. Applicant continuing planning process at their own risk. Northern Engineering: Acknowledged. Department: Stormwater Engineering Contact: Matt Simpson, (970) 416-2754, Civil Engineer III Topic: General Comment Number: 24 Comment Originated: 06/25/2021 08/10/2022: FOR HEARING UPDATED: Please provide GW information next round of review. Northern Engineering: We have discussed with City Staff the available GW Information. 06/25/2021: FOR HEARING: The ground water levels need to be documented 2-feet below the bottom of the stormwater facilities (stormtech and others). These levels need to be taken during the high groundwater months (July – Sept). Comment Number: 28 Comment Originated: 05/09/2022 08/10/2022: FOR HEARING - UPDATED: Storm sewer MH is still in-between the water and sewer main. Needs to be relocated. Northern Engineering: Utility alignments have been revised for better separation. 05/09/2022: FOR HEARING: The configuration of water, sewer, storm, and services at the Pascal and Alley intersection needs significant clean up. We have provided some suggestions in the redlines. Please review and contact me to discuss any questions. Comment Number: 29 Comment Originated: 05/09/2022 08/10/2022: FOR HEARING - UPDATED: The rain garden is out of the utility easement, however, now the slopes along the western edge between the building and pond are 3:1 or less. This will compromise the rain garden with an erosive slope and landscaping material sliding into the pond. It appears a retaining wall is needed to reduce the slopes. Northern Engineering: The rain garden in question has been relocated just to the south and designed to feature 4:1 slopes. 05/09/2022: FOR HEARING: The rain garden, at the southwest corner of Jerome and Pascal, may not be located in the public utility easement. Comment Number: 31 Comment Originated: 05/09/2022 08/10/2022: FOR FINAL PLAN REVIEW: Additional design and clarification is needed. Also, the rain garden will need to treat all drainage that is being direct to it. This includes Jerome Street. Northern Engineering: Rain gardens have been re-sized to treat all drainage directed to them. 05/09/2022: FOR HEARING: Please review and explain how street flows in Jerome Street will be intercepted and routed into the rain garden and detention pond DP2. How will site flows Page 9 of 20 that surface discharge directly to Jerome St get intercepted and routed into the rain garden and detention pond? The Jerome Street storm drain inlet appears to be “on-grade” and not “sumped” – as such it will not be able to intercept 100% of the flows. Please review and explain or revise the design. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Comment Number: 33 Comment Originated: 08/10/2022 08/10/2022: FOR HEARING: The southernmost rain garden is either a little over 2 or 3 feet deep, depending on what spot elevation you are looking at. The maximum depth is 12 inches. This may create space issues as there is little room for expansion. Please revise. Northern Engineering: Rain gardens have been revised to feature 4:1 slopes and 12” depth. Comment Number: 34 Comment Originated: 08/10/2022 08/10/2022: FOR HEARING: The north and east slope of the southern detention pond has 2:1 side slopes. This is too steep and needs to be 4:1 maximum. Please revise. Northern Engineering: The design of this detention pond has been revised. Comment Number: 35 Comment Originated: 08/10/2022 08/10/2022: FOR HEARING: The Drainage Basin Exhibit in regard to the sub-basin delineation for the building roofs does not match the redline responses. Responses stated that half of the roof would be going east and the other west on a few buildings along Jerome Street, but the linework does not match. Please revise Northern Engineering: Drainage basin exhibit and LID exhibit have been revised to reflect. . Department: Water-Wastewater Engineering Contact: Matt Simpson, (970) 416-2754, Civil Engineer III Topic: General Comment Number: 18 Comment Originated: 05/09/2022 08/12/2022: FOR HEARING - UPDATED: Reminder to accommodate with revised water & sewer alignments. Northern Engineering: Utility alignments have been revised for better separation. 05/09/2022: FOR HEARING: - The onsite sewer mains must be within a 30-ft utility easement or ROW. - The utility easement for Water + Sewer must be minimum 35-ft. Or 10-ft outside of water to 15-feet outside of sewer. Comment Number: 20 Comment Originated: 05/09/2022 08/12/2022: FOR HEARING - UPDATED: The City would like to see if the manhole can be located outside of the water/sewer mains. Northern Engineering: Sanitary alignment has been changed to eliminate MH. 05/09/2022: FOR HEARING: The configuration of water, sewer, storm, and services at the Pascal and Alley intersection needs significant clean up. We have provided some suggestions in the redlines. Please review and contact me to discuss any questions. Page 10 of 20 Comment Number: 21 Comment Originated: 05/09/2022 08/12/2022: FOR FINAL PLAN - REMINDER: Northern Engineering: Acknowledged. 05/09/2022: FOR FINAL PLAN: The private combination water services will need to be sized for FDP round 1 Comment Number: 22 Comment Originated: 05/09/2022 08/12/2022: FOR FINAL PLAN - REMINDER: Northern Engineering: Acknowledged. 05/09/2022: FOR FINAL PLAN: The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the project submittal includes: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. - Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP. On Oct. 5, 2021, Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. These changes were implemented 1/1/2022; more information can be found at: www.fcgov.com/wsr-update Comment Number: 23 Comment Originated: 05/09/2022 08/12/2022: FOR FINAL PLAN - REMINDER: This can be designed at Final Plan as long as all City criteria is being adhered to. Northern Engineering: Acknowledged. 05/09/2022: FOR HEARING: The developer for the adjacent site to the south wants to relocate a sewer main onto this site. This will have Utility Plan and Landscape Plan impacts. Please coordinate with them. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 24 Comment Originated: 08/12/2022 08/12/2022: FOR HEARING: The City would like to meet with the Applicant's Engineer to discuss some water & sewer layout changes the week of August 15th. The City will have these changes redlined on the Utility Plan for that meeting. Page 11 of 20 Northern Engineering: We met with City Staff and layouts have been revised and are satisfactory with all parties! Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: INFORMATION: Light and Power will need to trench new electric facilities along the west side of Jerome St in the parkway area. It appears that the (2) concrete drive approach's for the site have been installed. Additional concrete will likely need to be removed for electric facilities installation. Northern Engineering: Acknowledged. Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: It appears that the proposed transformer for building D does not separation requirements from a meter pit. The proposed transformer for building C in on the proposed gas main. Northern Engineering: Utility alignments have been revised. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: All new primary electric facilities will need to be located within utility easements. It appears that the easement along the building B frontage will need to be extended to encompass the primary electric run into the site. Northern Engineering: Tracts within the site feature a blanket utility easement. Comment Number: 6 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: Electric meter locations and customer owned electric service locations will need to be coordinated with Light and Power Engineering. Please show proposed meter and private electric service locations on the utility plans. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meters Northern Engineering: Service locations will be finalized during the utility coordination meeting; meter bank locations are shown. If additional coordination is required before the utility coordination meeting please let us know. Comment Number: 7 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Northern Engineering: Acknowledged. Comment Number: 8 Comment Originated: 06/24/2021 06/24/2021: INFORMATION: Page 12 of 20 Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Northern Engineering: Acknowledged. Comment Number: 9 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Northern Engineering: Acknowledged. Black Timber Group: Thanks Comment Number: 10 Comment Originated: 06/24/2021 06/24/2021: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Northern Engineering: Acknowledged. Black Timber Group: Thanks Comment Number: 11 Comment Originated: 05/09/2022 06/22/2021: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video, and phone service. Contact Brad Ward with Fort Collins Connexion at 970 -224-6003 or bward@fcgov.com for commercial grade account support, RFPs, and bulk agreements. Black Timber Group: Thank you, will do. Comment Number: 12 Comment Originated: 08/09/2022 08/09/2022: SITE SPECIFIC: Please move the proposed transformer that feeds building 9, 10, 11 to the west to get out of the sewer line easement. It appears the grade drops off from the back of proposed sidewalk. Please provide a flat area behind the sidewalk to install the transformer. See redlines. Northern Engineering: Revised as suggested. See updated plans. Comment Number: 13 Comment Originated: 08/09/2022 08/09/2022: SITE SPECIFIC: All electric service lines from the transformers to the buildings are considered private and are to be installed and maintained by the developer. Please label all electric services as private. If any private services are to be located in public ROW please work with the Engineering Dept. for approval to install within the ROW. Northern Engineering: Revised as suggested. Page 13 of 20 Comment Number: 14 Comment Originated: 08/10/2022 08/10/2022: SITE SPECIFIC: With Pascal now being a public road, Light and Power will provide streetlights per LCUASS minimum streetlight spacing requirements. Please add streetlights per redlines. Adjust trees/landscape as needed. Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Northern Engineering: We will coordinate with L&P prior to FDP to ensure streetlight layout is shown and accepta ble. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 10 Comment Originated: 06/21/2021 08/09/2022: (UPDATED) FOR HEARING: A draft prairie dog mitigation and removal plan is required for Hearing. The plan needs to calculate the area of the active colony on site, an analysis of viable removal options (including passive relocation, active relocation, trap and donate, and euthanization), proof of communication with various entities regarding relocating and trap and donate options, anticipated timeline of removal activities, burrowing owl survey methods, and methods to prevent recolonization of th e site. Note that Rocky Mountain Raptor Program (https://www.rmrp.org/, 970-484-7756) accepts prairie dog donations year-round. A copy of RMRP’s donation standards will be supplied to the DRC for you to pass on to the prairie dog consultant. Note that the payment-in-lieu fee is set by the Natural Areas Department (NAD) and is currently $1,637/acre for non-CO/PERC methods and $1,337/acre for CO/PERC methods. Final per acre rate will be verified with NAD at time of DCP issuance. There is unique opportunity for prairie dog relocation - a prairie dog colony is being established by a cooperation with the US Fish and Wildlife Service, CPW, CDOT, and Pueblo County. Please coordinate with myself prior to submitting the mitigation plan. Black Timber Group: I am working towards a mitigation plan, exploring the colony in Pueble and the associated costs. Comment Number: 11 Comment Originated: 06/21/2021 08/09/2022: (REPEAT) FOR DCP: 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 Page 14 of 20 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. Black Timber Group: This is planned for but will be performed closer to actual construction work commencing. Comment Number: 12 Comment Originated: 06/21/2021 08/09/2022: (REPEAT) FOR DCP: 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. Also, field surveys demonstrating proof of efficacy of treatment will be required. Black Timber Group: Acknowledged, thank you. Comment Number: 13 Comment Originated: 06/21/2021 08/09/2022: (REPEAT) FOR FINAL APPROVAL: A restoration plan will be required that encompasses weed management, appropriate soil handling during disturbance, and revegetation in the NHBZ. Iterations of this plan can be submitted to Environmental Planning at any time to ensure that the quality of the restoration matches the same kind of standard as Passivhaus design does for the built environment. Ripley Design: A restoration plan will be provided at Final. Comment Number: 14 Comment Originated: 06/21/2021 08/09/2022: (REPEAT) FOR DEVELOPMENT AGREEMENT AND DCP: 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, 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. Ripley Design: Acknowledged. This will be worked out during Final. Black Timber Group: Acknowledged Comment Number: 19 Comment Originated: 08/09/2022 08/09/2022: FOR FINAL APPROVAL: Additional measures will be needed to naturalize stormwater features co-located within the NHBZ. Specifics to be addressed are additional seed mixes prescribed according to expected soil moisture (hydrosere approach), diverse native rain garden plantings, possibly additional sinuosity in drainage swales, and taking a close look at the anticipated concrete weir design and scour-stop slope protection design and materials, and finally, ensuring that long term mainte nance jives with the design measures implemented. Ripley Design: Acknowledged, we will continue working with staff to ensure these standards are met. Northern Engineering: Acknowledged, we will work with City staff to ensure the Civil aspects of the design are appropriate. Comment Number: 20 Comment Originated: 08/09/2022 Page 15 of 20 08/09/2022: FOR HEARING: Additional coordination with Forestry is needed to ensure protection of the Critical Root Zone of the large, northernmost, centrally located cottonwood trees near the stormwater facilities. Ripley Design: It has been determined that those trees are in either poor health or dying. Our drawings will reflect the remove of those trees. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 6 Comment Originated: 06/22/2021 06/22/2021: GENERAL Parks Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. Ripley Design: Acknowledged. Thank you. Comment Number: 7 Comment Originated: 06/22/2021 5/10/2022: UPDATED FOR FINAL Irrigation plans are required to be reviewed and approved by Final. Please coordinate early with the Parks Dept. re: the turn over of the irrigation system to the development. Parks can provide As-Builts for the irrigation system upon request. Ripley Design: Irrigation plans will be provided at final. 06/22/2021: FOR HEARING Please be advised there is an active irrigation system immediately adjacent to the development along Suniga Rd. Please show the existing irrigation tap, mainline, backflow, and potential tie in points for the Suniga Rd. streetscape on the site and landscape plans. The City of Fort Collins Parks Dept. designed and installed the Suniga streetscape irrigation with the intent of handing off this section of streetscape over to the development. We are anticipating that a new tap will be required to tie into the existing irrigation infrastructure. The applicant will need to coordinate the hand off of the irrigation in the parkway with the City of Fort Collins Parks Dept. Parks will need to review the irrigation plans to ensure proper disconnect from the existing system on Suniga and receive as-builts for this section of Suniga. Northern Engineering: Irrigation plans/details are slated for FDP as per a previous comment. We will coordinate with the irrigation design sub-consultant to ensure these details are included in the design. Comment Number: 8 Comment Originated: 06/22/2021 5/10/2022: UPDATED FOR FINAL Please coordinate with the Parks Dept. when water service is expected to transition. Parks will be at the DCP meeting and we would like to have an idea from the development team as to the timing of this transition. Ripley Design: Acknowledged. Thank you. Northern Engineering: It is assumed this will be covered during the utility coordination meeting. Page 16 of 20 06/22/2021: FOR HEARING Please coordinate with Parks for the disruption of irrigation service to the streetscape. If service is going to be disrupted, please let us know: a. The dates of disruption, b. Anticipated length of time for the disruption c. Any impacts to the irrigation infrastructure (i.e. main line cut, valve box removal, controller disconnection etc.) Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/09/2022 08/09/2022: FOR HEARING – UPDATED 4X8 grates are preferred. Thank you. FOR HEARING – UPDATED Instead of the previously proposed it appears that approximately 6 tree grates are proposed. What size tree grates are proposed? Forestry requests either 6 x 6 or 4 x 8 to ensure enough room for the tree to grow without restriction. Ripley Design: Tree grates show a 4x8 product. 06/21/2021: FOR HEARING Along the north side of Pascal St, there are five trees in planters that are approximately 5’x5’. Is it possible to expand these planters, ideally to 6’ x 8’? Comment Number: 15 Comment Originated: 08/10/2022 08/10/2022: FOR HEARING With the reconfiguration of the floodplain and the changing grade in this area, how is the group of trees labeled 75 – 77 being preserved? How close to the trees will the grading begin? What is the plan to preserve the roots of these trees? Ripley Design: See response below: Northern Engineering: Grading is not slated to take place directly under the tree canopy areas. Comment Number: 16 Comment Originated: 08/10/2022 08/10/2022: FOR FINAL There are three dead standing trees to the west of the trees labeled 75 – 77. Please remove these trees as part of the development process. Ripley Design: Upon a recent site visit we also concluded that these trees are either dying or in very poor health . We will update our plans at final to reflect their removal. Department: Park Planning Contact: Kyle Lambrecht, 970-416-4340, klambrecht@fcgov.com Topic: General Comment Number: 16 Comment Originated: 05/10/2022 05/10/2022: FOR FINAL PLAN: Please plan to coordinate the Park Planning and Development staff on the transition from the trail spur connection to the regional trail. I am concerned that users may consider the trail spur to be the regional trail. Additional signage may be necessary. Ripley Design: Leftover comment. Coordination regarding the trail has been discussed and agreed to by all parties. Page 17 of 20 Comment Number: 17 Comment Originated: 05/10/2022 05/10/2022: FOR FINAL PLAN: Please plan to coordinate with the development to the south of Jerome Street Station (Powerhouse II Development) to ensure regional trail connectivity. Ripley Design: Leftover comment. Coordination regarding the trail has been discussed and agreed to by all parties. Comment Number: 1 Comment Originated: 06/23/2021 05/10/2022: INFORMATION - UPDATED: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht at klambrecht@fcgov.com. 06/23/2021: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Suzanne Bassinger at sbassinger@fcgov.com, or Aaron Wagner at aawagner@fcgov.com Ripley Design: Thank you. Comment Number: 4 Comment Originated: 06/23/2021 05/10/2022: FOR HEARING - UNRESOLVED: As acknowledged in your comment response, please plan to work with Park Planning and Development staff to finalize all necessary access easements to accommodate the regional trail and other trail spurs. 06/23/2021: Park Planning and Development (PPD) requires the dedication, without fee, of Public Access and Trail Easements to accommodate our regional multi-use trail system, as conceptually indicated in the 2013 Paved Recreational Trail Master Plan. PPD will work with the applicant to determine the alignment and extent of required easements and trail improvements. Ripley Design: Leftover comment. Coordination regarding the trail has been discussed and agreed to by all parties. Comment Number: 6 Comment Originated: 06/23/2021 05/10/2022: FOR FINAL PLAN: Please plan to coordinate with Park Planning and Development, Parks, and Stormwater staff for the final material of the trail spur shown adjacent to the Lake Canal west of Jerome Street. Will a crusher fines path hold up to utility equipment that will occasionally need to access storm and sanitary sewer? 06/23/2021: The site shall accommodate the extension of the Lake Canal Trail from its existing terminus on the east side of Jerome Street, on the north side of the Lake Canal ditch, and provide an easement to continue the trail on the west side of Jerome Street to the south property boundary. The regional trail as shown in the Trail Master Plan does not continue west parallel to the Lake Canal ditch. Ripley Design: Leftover comment. Coordination regarding the trail has been discussed and agreed to by all parties. Comment Number: 7 Comment Originated: 06/23/2021 05/10/2022: FOR HEARING - UNRESOLVED: A “Public Access and Trail Easement” shall be dedicated on the west side of Jerome Street, beginning directly across from the existing trail on the east side of Jerome Street and extending south to the south property boundary. 06/23/2021: A “Public Access and Trail Easement” shall be dedicated on the Page 18 of 20 west side of Jerome Street, beginning directly across from the existing trail on the east side of Jerome Street and extending south to the south prope rty boundary. Ripley Design: Leftover comment. Coordination regarding the trail has been discussed and agreed to by all parties. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 2 Comment Originated: 06/22/2021 8/8/2022: UPDATED FOR HEARING The vehicle overhang at the hammerhead appears to be both body and rear wheels. This overhang is into the landscaping of the parking lot island. The island will need to be part of the fire lane and meet fire lane requirements if apparatus must drive over the island. Northern Engineering: During previous reviews, only overhang was an issue in the northernmost islands; the curb for those has been changed to rollover due to this but we will coordinate further as needed if adjustments need to be made to the “inside” of the islands. 5/4/2022: UPDATED FOR HEARING The turning exhibit has overhang in the new hammerhead turnaround area in front of Building 1. The access to Jerome will need to be included on turning exhibit and will need more information on these access lanes. It appears to be partial turf grass which is not permitted as fire lane. 06/22/2021: FOR HEARING The turning exhibit indicates some overlap in the carport areas. It appears that the fire apparatus will hit the carport support columns in the northern turnaround. This area may need to meet similar dimensions of a cul-de-sac. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR FINAL PLAN -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Northern Engineering: Acknowledged, these will be included for Final. Comment Number: 7 Comment Originated: 05/04/2022 6/23/2021: FOR FINAL ADDRESS POSTING - M-F - LOCAL AMENDMENT -Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multi -building complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Ripley Design: Acknowledged. Addressing and signage will be coordinated at final. Black Timber Group: Acknowledged Page 19 of 20 Comment Number: 8 Comment Originated: 05/05/2022 05/05/2022: FOR FINAL HYDRANT LOCATION The hydrant located on the dead-end portions of the alleys/streets between buildings 1/2 and buildings 4/8 should be relocated to the corner of the intersection. The dead-end location is not considered an accessible location. Northern Engineering: Utility layouts have been revised per discussions with City staff since previous submittal. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/21/2021 08/04/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley: Noted, thank you. 05/05/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 06/21/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 Comment Originated: 06/21/2021 08/04/2022: FOR APPROVAL-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern Engineering: Acknowledged. Thank you. 05/05/2022: FOR APPROVAL: 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 06/21/2021: FOR APPROVAL: 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. Department: Outside Agencies Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Page 20 of 20 Comment Number: 1 Comment Originated: 06/07/2022 Lake Canal Melissa Buick, melissahbuick@gmail.com The general comments from Lake Canal are that our easement which is prescriptive in nature, is 50 feet on each side of the ditch measured from the centerline of the ditch or otherwise, 100 feet in total and may not be obstructed, crossed or encroached upon without first entering into a legal agreement to do so. Access to the ditch may not be obstructed in any way. General maintenance on the ditch and ditch easement may require burning, spraying and/or the use and access of heavy machinery. I request the developer provide Lake Canal a list of the proposed ditch crossings or any encroachments to the ditch or ditch easements including the trail and pedestrian crossing over the ditch, and provide more detailed plans for each of these items. Not as part of the comments, but our next Board meeting is scheduled for June 14th if there are any specific requests the developer wants to put before the Board for review or consideration. Black Timber Group: Acknowledged. An exhibit has been created and shared with the Lake Canal Review team.