HomeMy WebLinkAboutRUDOLPH FARMS INFRASTRUCTURE PROJECT - FDP220010 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
November 2, 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 3
Dear Ms. Bethuram Harras,
Thank you for the comments on the first submittal of Rudolph Farms Infrastructure Project which we received on
September 30, 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)
Comment Number: 1
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.
Comment Number: 2
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.
Comment Number: 3
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.
Comment Number: 4
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.
Comment Number: 5
06/09/2022: RESUBMITTAL
244 North College Ave, #130 I Fort Collins, CO 80524
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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.
Comment Number: 7
7. 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.
Comment Number: 8
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.
Comment Number: 9
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.
Comment Number: 10
09/27/2022: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: This comment has been read and understood. Thank you.
Department: Planning Services
Contact: Kai Kleer, 9704164284, kkleer@fcgov.com
Topic: General
Comment Number: 5
09/27/2022: FOR HEARING
The landscape plan generally does not demonstrate compliance with Prospect Road Streetscape Program Standards
or the I-25 Site Perimeter Landscape Standards. Please see staff redlines for areas that will need to be revised and
review the following standards:
244 North College Ave, #130 I Fort Collins, CO 80524
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https://library.municode.com/co/fort_collins/codes/land_use?nodeId=ART3GEDEST_DIV3.9DESTI-CO_3.9.4LAST
https://www.fcgov.com/planning/pdf/prospect-rd-streetscape.pdf
For areas east of Carriage Parkway please utilize Prospect Gateway Style standards and for areas west of Carriage
Parkway, please utilize Prospect Interchange Style Standards.
Response: The landscape plans have been revised to reflect the Prospect Road Streetscape Program Standards along Prospect Road, and the I-25 Site Perimeter Landscape Standards along I-25. For the area east of Carriage Parkway, we have incorporated the double row tree plantings as required by the Prospect Gateway Style standards. Areas west of Carriage Parkway now reflect the standards outlined in the Interchange Style
Standards.
Comment Number: 6
09/27/2022: FOR HEARING
To meet maximum street tree separation spacing requirements please add ornamental trees in areas that exceed the
maximum spacing. These areas are generally found around street lights and are redlined on the landscape plan.
Ornamental trees are allowed within 15' of a light pole and should be used to satisfy this standard.
Response: Ornamental trees have been incorporated into the landscape plans in areas where the tree spacing
exceeded the maximum.
Comment Number: 7
09/27/2022: FOR HEARING
It appears that berming, trail undulation, and connection into the existing trail system of Fox Grove is absent from the
utility and landscape plans. Please update plans prior to hearing.
Response: Berming and trail undulation has been achieved for the proposed trail. A connection to the existing
Fox Grove trail has also been incorporated into the plans.
Comment Number: 8
09/27/2022: FOR HEARING
Please show where the regional trail will connect into Lot 8/9 and connect through the site. Additionally the Plat does
not depict the regional trail crossing for the ditch please confirm that this will be provided.
Response: NDLA
Department: Engineering Development Review
Contact: Sophie Buckingham, sbuckingham@fcgov.com
Topic: General
Comment Number: 5
06/08/2022: FOR HEARING:
Throughout the plans, please replace all mentions of "Street B" with Vixen Drive.
Response: The street names have been updated.
Comment Number: 6
09/27/2022: FOR HEARING - UPDATED:
244 North College Ave, #130 I Fort Collins, CO 80524
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Please provide structural design for the culverts with the next round of review. Please also contact Jin Wang
(jwang@fcgov.com) to confirm the RCP sizes that the City will accept.
Response: Culvert design has changed slightly since the last submittal; we will enlist structural design of
culverts after this submittal when the alignment design has been finalized and will include with next submittal.
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: See previous comment response.
Comment Number: 7
06/08/2022: FOR HEARING:
Please call out curb radii at intersections. See my redlines for specific locations.
Response: Curb radii labels are included in plans.
Comment Number: 8
09/27/2022: FOR HEARING UNRESOLVED:
The applicant has stated that there is no need for a symbol for existing street lights because there are no existing street
lights within the plan area. I don't believe this is correct - there- appear to be existing street lights on Prospect near the
I-25 ramp, visible on Sheets EX7 and U7 of the utility plan. If that is the case, please add a legend symbol for them.
06/08/2022: FOR HEARING:
Please add legend symbols for culverts and existing street lights.
Response: Legend symbol added.
Comment Number: 9
09/26/2022: FOR HEARING - UPDATED:
Per the applicant's response to comments, I will look for utility stubs with Round 3.
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: Utility stub locations have yet to be decided upon and will be added for the next submittal.
Comment Number: 11
09/27/2022: FOR HEARING - UPDATED:
The applicant has stated that they intend to vacate the existing Frontage Road easement with this plat. Since there are
existing utilities in this easement, you will not be able to vacate it on the plat. You will need to remove or relocate the
utilities into a new easement with the infrastructure project and then vacate the old easement by separate document.
Response: Existing utilities will be relocated by the applicable utility provider.
244 North College Ave, #130 I Fort Collins, CO 80524
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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: Sheets that show existing topographic contours will show the alignment of the existing Frontage Road; otherwise linework for that road should only show on the Existing Conditions and Demolition Plan.
Existing ROW and Easements will be vacated with Final Approval of this project.
Comment Number: 17
09/27/2022: FOR HEARING:
Please check that all of your K-values meet the minimum criteria outlined in LCUASS Table 73. I commented about this
in my redlines in the previous round, and I am still finding new K-values that are not high enough.
Response: As per a conversation with City Staff, variance requests are included for those streets where it is impractical/impossible to meet K-value requirements.
Comment Number: 18
09/27/2022: FOR FINAL APPROVAL - REVISED:
The plans show demolition and grading work on the Poudre School District property, which will require a signature on
the plans from Poudre School District. Additionally, this work is outside City limits, so you will need a signature from the
Town of Timnath on the plans as well. Please coordinate with Poudre School District and the Town of Timnath to add
their signature blocks to the utility plans.
Response: Signature blocks have been added to the cover sheet.
Comment Number: 19
09/30/2022: FOR HEARING:
Per discussion with the applicant's engineer, I will look for a variance request in Round 3, related to K-values tying into
existing conditions on Prospect Road and Carriage Parkway.
Response: See response to comment 17.
Comment Number: 20
09/30/2022: FOR HEARING:
Thank you for showing linework for the regional trail along the west side of the property. Please label the trail clearly on
all plan sheets and dedicate a public access easement for the trail. Will the trail be constructed all the way to the
northern property boundary? Will the trail be constructed with the backbone infrastructure?
Response: Trail label has been added and alignment has been extended to property boundary. Construction
sequencing has not been finalized yet but will be clarified for next round in terms of this trail.
Comment Number: 21
09/30/2022: FOR HEARING:
The utility plan indicates a proposed non-potable water line and a proposed well line, to be designed by others. Who is
designing and constructing these, and when?
Response: Hines Inc. Is providing updated design for these systems with this submittal. Civil drawings will
reflect the updated design at the next submittal.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 22
09/30/2022: FOR HEARING:
Please check the locations of all proposed fire hydrants and ensure that there is adequate spacing from electric lines
and other utilities.
Response: Locations have been adjusted slightly to ensure proper separation.
Comment Number: 23
09/30/2022: FOR HEARING:
There appears to be a proposed non-potable water line running parallel in the ditch easement for Lake Canal. Will Lake
Canal give permission for the non-pot line to run parallel in their easement?
Response: We will obtain permission from Lake Canal for the non-pot line as needed and include a letter with the next submittal. If needed, the water line can be shifted outside the Lake Canal easement and a separate
utility easement will be added parallel to the Lake Canal easement.
Comment Number: 24
09/30/2022: FOR HEARING:
Throughout the grading plan, please ensure that there are enough contour labels so that the grading and slope
directions can be easily understood. See my redlines for examples of locations where additional labels would be
helpful.
Response: Grading labels have been revised; please let us know if additional clarity is needed.
Comment Number: 25
09/30/2022: INFORMATION:
Please be aware that any private utilities 8 inches or larger crossing public right-of-way will require an encroachment
permit. Thank you for minimizing the crossing points and designing them to cross at a 90-degree angle.
Response: Acknowledged; any private utilities 8” or larger will get a permit prior to construction.
Comment Number: 26
09/30/2022: RESUBMITTAL:
Please fill out and submit the Information for Development Agreements form, available at
https://www.fcgov.com/engineering/devrev.php#cb-38311-6601. Depending on the completeness of the design in
Round 3, we may be able to start drafting your Development Agreement after Round 3.
Response: DA Information form included with this submittal.
Department: Traffic Operation
Contact: Nicole Hahn, 9702216820, nhahn@fcgov.com
Topic: General
Comment Number: 4
09/27/2022: FOR HEARING:
CDOT, Timnath, and Larimer County should be routed to review these plans, and the Traffic Impact Study.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: It is the understanding of the applicant team that these plans will be routed by the City.
Topic: Traffic Impact Study
Comment Number: 1
09/27/2022: FOR HEARING:
The revised TIS has been received and reviewed. With submittals for this project coming in concurrent rounds of
review with the PUD and infrastructure phases, we would like to work with you to better understand overall project
phasing and specific uses. Can this be added to the traffic study or under a separate memo submittal?
06/22/2022: INFORMATION ONLY
The Traffic Impact Study was received and reviewed by staff. First, thank you. The study was thorough and well
organized.
Response: The initial phase will include building all on-site infrastructure improvements, no additional phases have been identified at this time.
Comment Number: 2
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 :"
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.
09/27/2022: FOR HEARING - UPDATED:
These traffic signals and RRFB's can be reviewed under PDP submittals.
Response: Comment noted.
Comment Number: 3
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?
09/27/2022: FOR HEARING:
Thank you for revising this portion of the Traffic Impact Study. The connections shown in the TIS do not show bike and
or pedestrian connectivity to the school district properties. This is a critical connection these areas, and would like to
work with you and the school district to determine appropriate connections between the sites. The bike and pedestrian
LOS assessment reflected in the study does not discuss the lack of connectivity from the north through the school
district site. The project is showing 6' sidewalks along the Prospect frontage. This section has been identified as a
regional trail connection, and the sidewalk along the PSD frontage was 8'. We would like to see you revise the width of
this walk to at least 8'.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: The sidewalk width along Prospect Road will be widened to 8’. A graphic depicting the connections to the PSD school has been provided to the City.
Comment Number: 5
09/27/2022: The projected volumes on Carriage Parkway are stated to range between 9,975 (south of Mulberry Street)
to 17,750 (north Prospect Road). This will have an impact on the residential development to the north of this proposal.
We would like to work with you to install offsite traffic calming measures on Carriage Parkway north of this development
when that connection is made.
Response: Comment noted. It is anticipated by the applicant team that these off-site improvements will be
funded and installed by the City of Fort Collins.
Comment Number: 6
09/27/2022: The TIS notes that "The intersection of CR 5 at Mulberry currently satisfies one of the warrants for
signalization" we would like to discuss this with your team and our regional partners (Larimer County, Timnath and
CDOT) to determine if a contribution to this improvement will be required with this development.
Response: It is anticipated that the appropriate public agencies will coordinate any future signalization of CR 5
at Mulberry. Project participation would come from TCEP funds.
Department: Erosion Control
Contact: Basil Hamdan, 9702221801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
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: Acknowledged; Required State permits will be pulled before construction.
Comment Number: 2
09/26/2022: FOR HEARING:
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)
244 North College Ave, #130 I Fort Collins, CO 80524
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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: Acknowledged; ESC Plan and required ancillary materials will be included at Final Plan.
Comment Number: 3
09/26/2022: FEES UPDATED:
As the project evolves through the review process an estimate for stormwater inspection fees will be provided.
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: Acknowledged; please let us know if you have any questions about building the estimate and vice versa.
Comment Number: 4
09/26/2022: FOR FINAL PLAN APPROVAL UPDATED:
Please address all redlines provided on the Utility Plans and Stormwater Management Plan (SWMP).
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 unmodified.
Response: Redlines have been addressed and responses included in the PDF.
Department: Stormwater Floodplain
244 North College Ave, #130 I Fort Collins, CO 80524
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Contact: Claudia Quezada, (970)4162494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 2
09/23/2022: FOR HEARING UPDATED:
Please see redlines for minor comments. Even though the proposed improvements are not in the floodplain, the
floodplain, floodway, and erosion buffer limits should still be shown and labeled on site drawings as applicable.
06/21/2022: FOR HEARING:
Please utilize checklist (see redlines) when preparing plans for resubmittal.
Response: Redlines were utilized when preparing this resubmittal
Department: Stormwater Engineering
Contact: Dan Mogen, 9703055989, dmogen@fcgov.com
Topic: General
Comment Number: 2
09/26/2022: FOR HEARING UPDATED:
Thank you for the update. I understand this agreement is forthcoming for outfalls to both the TRIC and Lake Canal.
06/21/2022: Outfall agreement with ditch is required.
Response: We are still working on finalizing the discharge rates. You have been cc’d on our correspondence
with the New Cache and the Town of Timnath. Additionally, we are still working through the box culvert sizing with Anderson Consulting who is Lake Canals engineer. I have included correspondence with both Lake Canal
and TRIC in my appendix for culvert flow rates. Lake Canal and New Cache will both be routed this updated
drainage report.
Comment Number: 4
06/21/2022: DEVELOPMENT AGREEMENT:
A development agreement will need to be completed and signed along with plan approval.
Response: Development agreement forth coming
Comment Number: 5
06/21/2022: INFORMATION:
Please note that additional comments may be forthcoming upon future submittals as additional details are discovered.
Response: Fully expected. There are a lot of moving parts with Lake Canal and the TRIC. However, we are
hoping that you can see we are working towards the fine details and that this might be enough to allow us to go to hearing without knowing all the culvert sizings and have final solution for the downstream TRIC.
Comment Number: 6
09/26/2022: FOR HEARING UPDATED:
Thank you for the update. I understand a water rights analysis is currently underway, which will include obtaining
approval from the State. I encourage a meeting to discuss the proposed pond design which includes both detention
244 North College Ave, #130 I Fort Collins, CO 80524
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and irrigation volumes. It is currently unclear how these purposes can function in conjunction with each other. The
primary concern at this time is the pond function if the irrigation pond is not entirely full as this creates additional
available volume in the pond and impounds water beyond the design detention volume; this additional volume would
apparently be retained for as part of the irrigation volume. Will the water rights being sought allow for this situation?
06/22/2022: 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: Dan thanks for sitting down with me in the middle of October to go through some of these
concepts. With this submittal Hines has supplied a memo explaining how the irrigation/retention ponds work in conjunction with the detention ponds. After my discussions with Hines it is my understanding that there is
going to be a series of pumps and floats that account for the water used for irrigation and evaporation and
they will turn on to fill the ponds if they drop below the working surface. The working surface is the invert for all three detention ponds. Hines is aware that the pump system must maintain this working surface elevation
at all times as to not use stormwater for irrigation or retention.
Comment Number: 7
09/29/2022: FOR HEARING:
Please contact me to schedule a meeting to review the currently proposed design and redlines. Items to discuss
include rain garden forebays and overflow paths, detention pond spillways, easements for 100-year conveyances,
easements for flow paths across/thru adjacent lots, Storm Line G inverted siphon, and stormwater ownership and
maintenance identification as well as listed comments and other items not specifically listed here but included in the
redlines.
Response: Meeting was scheduled for middle of October with Blaine at Northern. A lot of this comment is captured in your redlines and I have responded to all those redlines in a separate PDF. Pond spillways have
been defined and shown on erosion control plan. Lot 8 and 9 now have a ridge that diverts flow between the
two lots. Storm Line G is no longer a siphon. Stormwater O&M shown on profiles. Forebay details shown in the detail sheets.
Comment Number: 8
09/29/2022: FOR HEARING:
Please submit a variance request to allow for release rates exceeding the 2-year historic requirement specified in the
FCSCM.
Response: We are not exceeding the 2-year historic. I’ve added additional language in the narrative to add clarification on where the release rates are coming from. See Section II.A in updated narrative.
Comment Number: 9
09/29/2022: FOR HEARING:
Groundwater depths are shown to be approximately 8 to 12 feet below the surface as of June 2022 in the preliminary
subsurface exploration report. This report also references the "maximum anticipated rise in groundwater;” however, it
is unclear what that rise is anticipated to be. The 2005 report references groundwater depths of only 3 to 4 feet. Will a
perimeter drain system be implemented, or how will groundwater be mitigated? What is separation from groundwater
to proposed ponds?
Response: This is all correct and I am also unclear of the anticipated rise. However, we are not planning on
putting any underdrain system in and we are also proposing to put a clay liner at the bottom of our ponds to keep groundwater out of our ponds and vice versa with our wet ponds.
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Comment Number: 10
09/29/2022: FOR HEARING:
As previously discussed, downstream improvements to the TRIC are needed prior to approval and discharging
additional runoff to the ditch. The “TRIC Improvement Memo” has been received and will require further review as well
as approval by New Cache Irrigation Company and Town of Timnath. 100% engineered and accepted plans for the
downstream improvements are required prior to moving this project to hearing.
Response: As you’re aware we are working with the Town of Timnath and the New Cache Irrigation Company
to come to a solution for the TRIC. This is going to take a bit more coordination and we have also engaged
Galloway to help with the SRH-2D model update for the Town of Timnath Master Plan.
Comment Number: 11
09/29/2022: FOR HEARING:
There are also concerns with downstream capacity in the Lake Canal. It appears the Timnath Master Drainage Plan
shows Lake Canal spilling at each location where a drainageway crosses it due to concerns with no available capacity.
Please address capacity of this outfall to receive additional developed runoff.
Response: We are not discharging any proposed developments to Lake Canal. Lot 7 is the only lot that will be
discharging to Lake Canal and it has historically gone here. At the time of Lot 7 development, they will need
follow FCSCM. The updated SRH-2D model from Galloway will help shed additional light into this issue
Department: Light And Power
Contact: Cody Snowdon, 9704162306, csnowdon@fcgov.com
Topic: General
Comment Number: 4
09/26/2022: FOR HEARING:
Please see redlines for minor revisions.
Response: Acknowledged; streetlight moved.
Department: Environmental Planning
Contact: Kirk Longstein, 9704164325, klongstein@fcgov.com
Topic: General
Comment Number: 2
09/29/2022: FOR HEARING UPDATED:
LUC 3.4.1 Standards for protection during construction outline that No tree with an active nest shall be removed unless
a permit for such removal has been obtained by the developer from the United States Fish and Wildlife Service. in
addition to federal agency, 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: It is our intent to remove the tree outside of the nesting period. The applicant's consultant, SWCA
has initiated formal consultation with CPW.
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
Comment Number: 3
09/28/2022: FOR HEARING UPDATED:
Please add a table to the landscape and utility plan that includes the following:
•amount of buffer area that would be required by a 50' buffer from Lake Canal and the TRIC, 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
The Boxelder Creek NHBZ line does not adjust for the riparian zone areas depicted in the ECS; this needs to be
rectified.
Response: A table has been added to the landscape plan on sheet G001 to show the buffer distances. The
Boxelder Creek NHBZ reflects a 100’ offset from the riprarian zone and is labelled on the plans.
Comment Number: 4
09/28/2022: FOR HEARING UPDATED:
Prior to hearing, a finalized 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: The applicant’s environmental consultant, SWCA, has begun the process to create a prairie dog mitigation
plan, of which will be provided to the City prior to public hearing.
If prairied dog removal activities are proposed between March 15 and August 31, the results of the burrowing owl
survey, completed by a professional consultant, will be provided prior to issuance of the DCP.
Comment Number: 5
09/28/2022: FOR HEARING UNRESOLVED:
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: An estimate of the landscape costs for the Natural Habitat Buffer Zone will be provided prior to
FDP approval.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 6
09/28/2022: FOR HEARING:
This project will need to conform the buffering requirements required by the ODP and LUC 3.4.1.
Response: The buffering requirements outlined in the ODP and LUC 3.4.1 are reflected on the landscape and infrastructure plans.
Comment Number: 7
09/28/2022: FOR HEARING:
Restoration measures will be needed in all the NHBZs on site. Please reach out to discuss the appropriate measures; a
site visit will be needed.
Response: This is understood for future reference.
Comment Number: 8
09/28/2022: FOR HEARING:
detention basins located in NHBZs will need to be naturalistic to NHBZ standards. At least a conceptual level design
will be needed for Hearing.
Response: Detention basins are designed to adhere to NHBZ standards. The full landscape design is provided
with this submittal.
Comment Number: 9
09/28/2022: FOR HEARING:
50' buffer for the Lake Canal and the TRIC NHBZ will need to continue throughout the site to the property boundary,
including where it turns to the south and where canal continues underground.
Response: Thank you; The 50’ buffer for the canals has been extended where the canal turns south and
continues underground.
Department: Forestry
Contact: Christine Holtz, choltz@fcgov.com
Topic: General
Comment Number: 3
09/27/2022: FOR HEARING:
Please add the trees to your overall landscape plan (LP100)
Response: Trees have been added to LP100.
Comment Number: 4
09/27/2022: FOR HEARING:
Ginkgos are extremely slow growing in Fort Collins and do not do well especially as a street tree. Please replace all the
ginkgos proposed as street trees with a different species. Will all of the ginkgos in the wetland and native areas have
irrigation? If there is irrigation proposed for the trees, they are okay to remain. Otherwise, please replace with an
alternate species.
Response: Thank you; The Gingkos proposed throughout the project have been replaced by more suitable
species per location, whether in the native/wetland areas or the street trees.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 5
09/27/2022: FOR HEARING:
Please consider adding Sargent’s cottonwood to the landscape plan as well as lanceleaf. Lanceleaf cottonwoods are
beautiful, but they typically have shallow roots, sucker very easily, and are prone to limb breakage. They also do not
live as long, nor have as wide of a canopy as Sargent’s cottonwood.
Response: Thank you; Sargeant Cottonwoods have been added to the list to help with diversity among the
cottonwoods.
Comment Number: 6
09/27/2022: FOR HEARING:
Although they are beautiful trees, Quaking Aspen experience early mortality at Fort Collins’ elevation. Please consider
another shade tree species to replace these.
Response: Thank you; the Quaking Aspens have been replaced with another species.
Contact: Aaron Wagner, aawagner@fcgov.com
Topic: General
Comment Number: 9
09/29/2022: FOR HEARING UPDATED:
Please show and label the trail easement on the plat and site plans for reference. Please continue to coordinate with
Park Planning and Development on the location of this trail easement as this project evolves.
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: A 30’ trail easement is proposed along the regional trail.
Comment Number: 10
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.
09/29/2022: FOR HEARING UPDATED:
This comment will stay active until a solution has been reached with the applicant.
Response: Per discussions with the City of Fort Collins parks staff on October 12, 2022, the City of Fort Collins
Trails Master Plan and the NFRMPO regional connection maps do not identify a need to cross Prospect at this location.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 11
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: This is understood. The applicant team will continue to coordinate with City Parks as the project progresses in order to ensure that needs are met for both parties.
Department: Technical Services
Contact: Jeff County, 9702216588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 3
09/27/2022: FOR HEARING UNRESOLVED:
Please make sure the Statement matches the previous comment.
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 benchmark statement has been revised.
Comment Number: 7
09/27/2022: FOR HEARINGUPDATED:
There are line over text issues. See redlines.
Response: Text has been moved.
Comment Number: 9
09/27/2022: FOR HEARING:
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Please correct the street names in the Benchmark Statement. See redlines.
Response: Street names have been updated.
Comment Number: 10
09/27/2022: FOR HEARING:
Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines.
Response: Sheet index and sheet titles were revised to match.
Comment Number: 11
09/27/2022: FOR HEARING:
There are text over text issues. See redlines.
Response: Text over text issues have been resolved.
Comment Number: 12
09/27/2022: FOR HEARING:
There are matchline issues. See redlines.
Response: Matchline numbering has been updated.
Comment Number: 13
09/27/2022: FOR HEARING:
There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Text has been masked.
Topic: Landscape Plans
Comment Number: 14
09/27/2022: FOR HEARING:
Please revise the sheet title on the cover sheet.
Response: The sheet title on the cover sheet has been revised.
Topic: Plat
Comment Number: 1
09/27/2022: FOR HEARING 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
Response: Changes have been made as marked and redlined have responses.
Department: Outside Agencies
Contact: Dale Trowbridge, The Cache La Poudre Reservoir Company, DTrowbridge@newcache.com
Topic: General
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 1
09/29/2022: FOR HEARING:
The Cache La Poudre Reservoir Company has reviewed the plans presented for the Rudolph Farms project. There are
questions regarding the easement for the canal and stormwater plans. We have a call into the engineer on the project
to discuss. We will have additional comments following our discussions.
Response: We will continue to work with the CLP Res. Company to ensure design proceeds as desired.
Contact: Eric Fuhrman, Town of Timnath Engineering Consultant, 9702260557 x 162, efuhrman@tstinc.com
Topic: General
Comment Number: 1
06/23/2022: FOR HEARING:
Please see attached
Response: Acknowledge redlines received and addressed.
Contact: Megan Harrity, Larimer County Office of the Assessor, 9704987065, mharrity@larimer.org,
Topic: General
Comment Number: 1
10/06/2022: FOR HEARING:
There are issues with different taxing districts.
Specifically looking at the new Tracts A,B,C & D.
It looks like there will be tax district issues and possibly ownership issues with the New Tract A.
Particularly with the Rudolf Farms Metro Districts that were recently created, we are seeing tax district
issues with the new Tract A. Tracts B, C and D look like they are created according to how the Rudolf Farms
Metro Districts were created and BC&D tracts configuration is a match with our parcels.
The proposed Tract A is not viable as it is taking a portion of parcel no. 8715300003 and 8715300003 (which
is not in any Rudolf Farm Metro Dist). Parcel 8715300003 will need to be included into the Rudolf Farms
Metro District 4 to create a new Tract A. Please see the attached map, and if there are any questions
please contact me.
The ownership of parcel 8715000003 is not PNE PROSPECT ROAD HOLDINGS LLC. Ownership of 003
is: CW SUBTRUST (.348249) WHITE ERIC S (.175943) ET AL. Getting parcels into metro districts usually
takes some time. We may have additional comments as we review the plat further.
Response: Acknowledge redlines received and addressed. Please let us know what further comments you
have.