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HomeMy WebLinkAboutRUDOLPH FARMS INFRASTRUCTURE PROJECT - FDP220010 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com January 18, 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 4 Dear Ms. Bethuram Harras, Thank you for the comments on the third submittal of Rudolph Farms Infrastructure Project which we received on December 7, 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) Topic: General 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: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing‑text‑appears‑as‑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: 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 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: 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, 970‑416‑4284, kkleer@fcgov.com Topic: General Comment Number: 9 12/06/2022 INFORMATION ONLY: For discussion: the general concept of the Prospect Road Streetscape Standards is to create a 50 foot setback area that serves as an area for a sidewalk, landscaping, and landforms. The standards provide flexibility that can also serve the adjacent developments screening or stormwater needs. Has this been considered with the overall development of the area? 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: NE: The design team did take a look at adding berms/landforms along Prospect and determined that this not viable from an engineering perspective because we have very shallow pipes (Storm Line I) that are at max capacity. By putting landforms along this frontage, we would be pushing more runoff into the Prospect ROW which in turn would increase pipe size which we do not have the adequate cover for. Trees and plantings have been added to meet the Prospect Rd standards to the extent possible, while also maintaining the required utility separations and staying out of easements with trees. Comment Number: 10 12/06/2022 FOR HEARING: The parkway along E Prospect Road measures 9.5 feet on the landscape plan ‑ standards require a 10‑foot parkway. Response: NE: The Parkway as shown is 10’ in width, when measured from flowline of curb to edge of walk. Comment Number: 11 12/06/2022 FOR HEARING: The Utility Plan street profiles depicted on CS5 do not show the Prospect Road correctly. The utility plan shows a 6‑foot sidewalk while the site and landscape plan label the walkway as 5 foot (even though it measures 8'). Please update notes and profiles so that they are consistent and demonstrate the correct dimensions. Response: NE: The typical cross sections have been updated and the trail along Prospect widened to 10’. Please note that the ROW width has not been changed to match the wider trail. Instead, the portions of the trail outside the ROW are contained in a public access easement. Updates to labels and notes on the landscape plan have been revised. Comment Number: 12 12/06/2022 FOR HEARING: A portion of the sidewalk along Prospect will act as a regional trail spur as depicted in the NFRMPO Active Modes plan. This will require a segment between the trail and western edge of the site to be built to the 10' or 12' recreational trail size. Planning staff's understanding is that Parks would collaborate on these improvements. Items that require additional conversation are TCEF reimbursement and the potential for Parks contribution to trail construction. Response: NE: The trail is now 10’ along the entire frontage of the project, up to the point that it connects with the existing 6’ trail that was constructed with the overpass improvements. Comment Number: 13 12/06/2022 FOR HEARING: For Tracts H, J, and K a public access easement should be added for the local trail depicted in the utility and landscape plan. Response: NE: A public access easement is provided. Comment Number: 14 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 12/06/2022 INFORMATION ONLY: For discussion: the pond detail still continues to lack naturalistic undulation that is required by the Fort Collins Standards and Guidelines (see 'this not this' on page 6). Please work with stormwater and planning staff to further refine the detention and landscaping concept for all detentions areas on the site. https://www.fcgov.com/developmentreview/pdf/stormwater_standards_and_guidelines.pdf Response: NE: The pond grading has been updated to have variable slopes and curves. The slopes vary between 8:1 and 4:1. Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 6 11/21/2022: FOR HEARING ‑ UPDATED: Per the applicant's response to comments, I will look for the culvert structural design with the next round of review (Round 4). Response: NE: Structural designs have been provided with this submittal. 09/27/2022: FOR HEARING: 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. 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. Comment Number: 9 11/22/2022: FOR HEARING ‑ UPDATED: Per the applicant's response to comments, I will look for utility stubs with Round 4. Response: NE: The site layouts for the adjacent parcels still have not been determined, so we are unable to provide the stub locations at this time. If there is any additional info that becomes available, we will certainly provide it in our documents. We understand that there are significant cost implications when making future connections, so we will be working with the clients to try and get as much info as possible. 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 19 11/28/2022: FOR HEARING ‑ UNRESOLVED: The K‑values are much too low for me to be able to support a variance request. Please make every effort to increase the K‑values up to the minimum standard before resubmitting the variance request. Please let me know if additional discussion would be helpful. Response: NE: K-Values have been updated and a variance is no longer requested. 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. Comment Number: 21 11/29/2022: FOR HEARING ‑ UPDATED: Thank you for submitting the irrigation plan from Hines. Please make sure that the alignment is depicted accurately on the utility plan sheets. Also, please clarify who will construct the irrigation lines, and when. Response: NE: Unfortunately, the timing between the irrigation plans and utility plans has made us unable to reflect the late changes that were needed to the irrigation design. Since the irrigation system is private and located mostly outside of the ROW, we hope that this is not a significant issue for staff. That said, it is important to the team to have it coordinated, so this will be an area of focus ahead of the next staff review. If there are areas of concern from an engineering perspective, please let us know and we’ll provide whatever info you need. Regarding construction, the current plan is that the non-pot system will be built at the same time as the other infrastructure. This is still up in the air though and would be fully settled until plans are approved and contractors are onboard. 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? Comment Number: 22 11/22/2022: INFORMATION: Thank you for adjusting the spacing between the proposed fire hydrants and underground electric utilities. I will check the spacing again after the hearing, when we are getting ready to record the plans. Response: NE: Of course! 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. Comment Number: 23 11/28/2022: FOR HEARING ‑ UNRESOLVED: Please submit a letter of intent from Lake Canal with the next submittal. If you 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com are not able to get a letter of intent and you need to shift the non‑potable water line outside the Lake Canal easement, please update the plat and utility plans to show a new utility easement for the non‑potable water line. Response: NE: The design team is working with Lake Canal to get approval of the Rudolph Plans and to begin drafting an agreement between the developer and the company. We have requested an LOI as an interim step and will provide this as soon as it is available. We understand that this will be required in order to schedule for hearing. Lake Canal has been provided the utility plans and provided initial approval to the layout, including all crossings of the ditch as well as the overall layout. That said, the non-pot line has been shifted to minimize impact to the ditch. 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? Comment Number: 24 11/28/2022: FOR FINAL APPROVAL: Thank you for adding contour labels. Please see my redlines on the existing conditions plan and the grading plan for locations where additional contours are needed or where contours need to be spread out for readability. Response: NE: The plans have been updated as requested. 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: NE: The plans have been updated as requested. Comment Number: 29 11/28/2022: FOR HEARING: What is the timing for removal or relocation of the existing utilities in the easement along the Frontage Road? As I have previously commented, you will not be able to vacate this easement on your plat because the easement cannot be vacated until after the utilities have been removed or relocated. Please update the plat to indicate that the easement will be vacated in the future by separate document, and please let me know if further discussion would be helpful for you to understand the timing. Response: NE: The utility providers have been contacted and they are working on designs for the relocated facilities. The intent is to have them relocated as part of the initial site work, at the latest. Comment Number: 30 11/29/2022: FOR HEARING: Please provide additional information to support the variance request for minimum depth of storm pipe. This information must include, although it may not 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com be limited to: the material of each pipe or structure, the manufacturer's recommended cover, each specific location where the minimum cover cannot be achieved, and a thorough and compelling justification explaining why the minimum cover cannot be achieved. Additionally, this variance request needs to be reformatted as an Engineering variance letter meeting the criteria outlined in LCUASS Section 1.9.4.A. If you have any questions while drafting the variance letter, please feel free to contact me. Response: NE: Variance requests have been updated as requested. Comment Number: 31 11/29/2022: FOR HEARING: The Round 4 submittal will be subject to a completeness check. We will need to ensure that you have submitted enough information to constitute a final‑level design. Engineering will be checking for box culvert designs, updated variance requests, and a letter of intent from Lake Canal. Please see my comments 6, 19, 23, and 30 for more information on each of these required items. Feel free to contact me with any questions. Response: NE: The requested information has all been provided, with the exception of the LOI from Lake Canal. Please see the response to Comment 23 for more info. Comment Number: 32 11/29/2022: INFORMATION: The construction and maintenance for the regional trail will be documented in the Development Agreement for this project. Response: NE: Understood. Department: Traffic Operation Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 11/27/2022: FOR HEARING ‑ UPDATED: If all infrastructure is going to be constructed in one phase, the proposed traffic signals will need to be shown in the ultimate locations with appropriate plans. The timing of activation of the traffic signal will depend on when warrants are met with subsequent PDP submittals. Response: NE: Signal design plans have been provided by Fox Tuttle and included in the Civil package for reference. The relevant info has also been shown on the utility plans as a background item. 09/27/2022: FOR HEARING ‑ UPDATED: 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Can this be added to the traffic study or under a separate memo submittal? 06/22/2022: INFORMATION: The Traffic Impact Study was received and reviewed by staff. First, thank you. The study was thorough and well organized. Comment Number: 3 11/28/2022: FOR HEARING ‑ UPDATED: Has any coordination with the Poudre School District occurred? You have provided a trail connection but we would like to know how connections will be made into the school site. Currently there are no sidewalks that extend to Carriage from the school at the north access, and we would like to know how the regional trail will extend into their property. Response: Rollins Consult met with PSD on January 5th. They will be providing sidewalks and bike lanes on Carriage Parkway, as well as along the access from Carriage to the school. PSD would like to meet with the City regarding coordination of the trail connection north of the ditch into the school, but based on initial feedback/reluctance to have a connection at this location, the trail stub has been removed from the plans. Students can exit the school at many locations however, entrance is limited to the main entrance. Utility Plans are still showing 6 foot sidewalks along Prospect, since this is a regional trail, they will need to be 8 ft. 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'. 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? Comment Number: 5 11/27/2022: FOR HEARING ‑ UPDATED: Given the impacts this development will have on the neighborhood to the north, it only seems appropriate that some responsibility to mitigate those impacts falls to this developer. We would like to have some further conversations about this. Response: Per discussions with staff, the project will be responsible for the design and construction 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com of three speed humps. One will be on-site located near the residential areas on the north part of the site and two other speed humps will be located on Carriage Parkway north of the project. 09/27/2022: FOR HEARING: 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. Comment Number: 7 11/27/2022: FOR HEARING: Traffic Signals and RRFB's identified as required improvements in this TIS should be included in the Utility Plans. A separate signal design will be required for each intersection. Signal infrastructure should be included in all Utility sheets to insure proper separation from other utilities. Preliminary conduit should be installed with basic roadway installation to minimize costs. Response: NE: The requested information is shown on the utility plans and signal designs by Fox Tuttle are included in the plans for easy reference. Comment Number: 8 11/27/2022: FOR HEARING: Signing and striping redlines have been provided. If you would like to set up a meeting to go over them please contact me. Response: NE: The plans have been updated to reflect the requested changes. Thank you for the detailed review – we appreciate it! Comment Number: 9 11/28/2022: FOR HEARING: The TIS identifies the need for left turn lanes on all four approached to the Vixen/PSD and Carriage intersections along with right turn lanes for northbound and southbound. This intersection is also identified as a possible location for an RRFB, but if turn lanes are added it may require a Pedestrian Hybrid Beacon. Response: Comment noted and the plans have been updated to include the required turn lanes. The northbound right-turn lane will not be required. Topic: Landscape Plans Comment Number: 6 11/27/2022: FOR HEARING ‑ UPDATED: Further conversations need to occur with CDOT on this. Will also need to coordinate with our TCEF Program Manager as this intersection is not within City Limits and half of the intersection lies outside of the City GMA, so I'm not sure if it would qualify for TCEF reimbursement. Response: Subsequent conversations with the City indicate that the project will not be responsible for coordination and/or funding of the signalization at CR 5 at Mulberry. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 9/27/2022: FOR HEARING: 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. Department: Erosion Control Contact: Basil Hamdan, 970‑222‑1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 3 11/22/2022: FEES ‑ UPDATED: Thanks for your response, Stormwater Inspection Fees will be estimated at FDP. Response: NE: Since this is a combined PDP/FDP, we have included the Erosion Escrow Estimate as part of the submittal package. 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. " 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 4 11/22/2022: FOR HEARING ‑ UPDATED: The responses of the Round 2 redlined plans were not found. Please specify a seeding mix and and mulch for all areas disturbed by construction activities as these will be slated for later development and might remain undeveloped for a long period. Response: The City of Fort Collins Upland Seed Mix will be used in areas disturbed by construction. Mulch is not needed as the seeding will most likely use the broadcast method. 09/26/2022: FOR HEARING ‑ 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 un modified. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416‑2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 2 11/29/2022: FOR HEARING ‑ UNRESOLVED: Please see redlines for minor labeling comments. Response: NE: The requested updates have been made to the plans. 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. Department: Stormwater Engineering Contact: Dan Mogen, 970‑305‑5989, dmogen@fcgov.com Topic: General Comment Number: 2 12/06/2022: FOR HEARING ‑ UPDATED: I understand these agreements are in process. Thank you. Response: NE: Noted, thank you. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 09/26/2022: 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. Comment Number: 6 12/06/2022: FOR HEARING ‑ UPDATED: Thank you for the explanations of the anticipated function of the irrigation/detention ponds. Prior to hearing/final approval, please provide documentation of water rights and authorization for irrigation pond uses. Response: A water supply analysis is provided with this submittal that shows water availability for irrigation pond use. The applicant team will continue to work with Stormwater and other applicable City departments to finalize irrigation lines and water rights for the overall development. 09/26/2022: 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 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. Comment Number: 7 12/06/2022: FOR HEARING ‑ UPDATED: Thank you for the productive meeting and updates to the site. Many concerns were addressed; however, some concerns remain including rain garden forebays, spillways from ponds and rain gardens, and easements. Please see redlines for additional information and contact me to discuss at your convenience. Response: Thanks for sitting down with me Dan. See responses to your redlines/comments in PDF packages. 09/29/2022: 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. Comment Number: 9 12/06/2022: FOR HEARING ‑ UPDATED: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com I understand there will be a clay liner proposed on the ponds to mitigate groundwater issues; however, I do not currently see that on the plans. I am also curious what the proposed separation from rain gardens is and mitigation is needed for those stormwater facilities as well. Is a minimum of 2 feet of separation expected? Response: Hines/NE: The distance from the rain garden bottom to the permanent water surface elevation in the ponds is expected to be 4’ or more in all locations. 09/29/2022: 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? Comment Number: 10 12/06/2022: FOR HEARING ‑ UPDATED: I understand this issue is being addressed and is currently in process. Thank you for keeping me updated. Response: NE: Updated modeling was completed by Galloway that showed the results of both reduced developed flows and improvements to the ditch. We have included an exhibit showing these results and will be working with the Town of Timnath and TRIC to determine what additional steps need to be taken. 09/29/2022: 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. Comment Number: 11 12/06/2022: FOR HEARING ‑ UPDATED: Please provide approval from Lake Canal accepting the ditch design including box culvert and pipe connection/outfall from Lot 7. While development of Lot 7 is not approved with this project, the ultimate drainage design for Lot 7 will need to address downstream concerns as well as gain approval from Lake Canal and Town of Timnath in order to release developed runoff to this location. Response: NE: The Lake Canal is reviewing the plans and working with their board for approvals. There have been no concerns brought up to this point. 09/29/2022: There are also concerns with downstream capacity in the Lake 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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. Comment Number: 13 12/06/2022: Fort Collins encourages a thoughtful approach and design of the stormwater system and its incorporation into the overall site design. Please review Fort Collins’ Landscape Design Standards and Guidelines for Stormwater & Detention Facilities and include concepts and goals from these guidelines into this site’s design. Available along with full Stormwater Criteria here: https://www.fcgov.com/utilities/business/builders‑and‑developers/development‑f orms‑guidelines‑regulations/stormwater‑criteria Response: A thoughtful approach was taken to the planting design around the pond in that planting beds were created to soften corners and provide color and texture where visible from the roads and trails. Parking and loading areas on the site are unknown at this time, so shrub plantings are not shown on the lot sides. There are rain gardens on the lot sides and those will be seeded with a mix that uses native grasses and flowers. Department: Environmental Planning Contact: Kirk Longstein, 970‑416‑4325, klongstein@fcgov.com Topic: General Comment Number: 2 09/29/2022: FOR HEARING ‑ UNRESOLVED: 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. 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. Response: Understood. In accordance with City code, as well as the migratory bird treaty act and bald and golden eagle protection act, no tree with an active nest will be removed without a permit from the USFWS. A pre-construction nest survey will be conducted to determine nest status (active/inactive) prior to removal of the tree. CPW consultation regarding the red-tailed hawk nest was initiated on December 9, 2022. Comment Number: 4 09/28/2022: FOR HEARING ‑ UNRESOVED: 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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: Understood. The developer has contracted SWCA to prepare a prairie dog mitigation plan. A burrowing owl survey will be conducted prior to removal activities during times when owls may be present (March 15-October 31). Prairie dogs will be removed in accordance of CPW standards , and a letter will be submitted to the City that describes how this activity was completed. Comment Number: 5 11/23/2022: INFORMATIONAL ONLY: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. Response: Noted, thank you. This information will be provided prior to FDP approval. Comment Number: 8 11/23/2022: FOR HEARING ‑ UPDATED: detention basins located in NHBZs will need to be naturalistic to NHBZ standards. At least a conceptual level design will be needed for Hearing. appendix B of the Stormwater design criteria include landscape design standards. (pg.13) •Detention pond design requires varying side slopes 4:1 – 20:1 •No vegetated slope should exceed 3:1 •No concrete trickle channels shall be used where free draining soils are present Also, if your selected mitigation site intersects with stormwater pond, NHBZ buffer standards apply (LUC 3.4.1) Response: NE: Pond grading has been updated to have varying side slopes, and all slopes are 4:1 or 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com less. No concrete pans are included in the project aside from a concrete channel that conveys irrigation and stormwater flows from the northeast corner of the site to the main ponds norths of the TRIC. Comment Number: 9 09/28/2022: FOR HEARING ‑ UNRESOLVED: 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: The existing 50’ Land Canal buffer is now shown, including where it turns south. Line work now depicts both the existing buffer as well as the proposed on the entire site. Comment Number: 10 11/23/2022: FOR HEARING: regarding construction within the Lake Canal NHBZ, Please submit a mitigation and monitoring plan separate of the Ecological Characterization study to ensure performance criteria established by LUC 3.4.1 (E)(1); including soil amendment, vegetative cover, and predictable hydrology to ensure wetlands are successfully replaced at a 1:1 minimum. The mitigation plans should be specific to the strategies of restoration deployed across the entire site, e.g., enhancement of existing sites, reallocation existing wetland features to a different type of wetland vs. 1:1 replacement. The plan should clearly show 1:1 compensatory mitigation and should not plan enhancement or reallocation strategies that overlap with existing NHBZ. Response: NDLA/NDPL - A mitigation plan has been submitted to the Environmental Planner illustrating 1:1 mitigation for the NHBZ areas impacted by this development. The mitigation plan has been given preliminary approval, and the mitigation linework is provided on the landscape and utility plans. The team will continue to work with the City as the project progresses to ensure mitigation occurs on-site. Comment Number: 11/23/2022: FOR HEARING: 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. Response: Understood. In accordance with City code, as well as the migratory bird treaty act and bald and golden eagle protection act, no tree with an active nest will be removed without a permit from the USFWS. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 7 11/28/2022: FOR HEARING: Please include the species total, and percent diversity in the plant schedule to 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com ensure no one species is over 15%, and that shade trees constitute 50% of the plantings. Response: Tree species percentages have been provided as part of the plant schedule; there are no tree species over 15% and shade trees make up 52% of the tree total. Comment Number: 8 11/28/2022: FOR HEARING: Please reduce the number of proposed honey locusts to 7% diversity or lower. Fort Collins’ urban forest has reached the maximum percentage of honey locusts. Response: Honeylocusts have been reduced to 4%. Department: Park Planning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 9 11/30/2022: FOR HEARING ‑ UPDATED: Thanks for adding the trail easement on the plat! However, please revise to show a 50' easement (purpose is so that the final design of the trail has flexibility to meander through). Response: NE: The easement has been shown to reflect the discussions with staff. Most of the easement is 50’ wide, with some areas wider, and other areas slightly narrower due to existing site constraints. 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. Comment Number: 10 11/30/2022: FOR HEARING ‑ UNRESOLVED: Can you provide more information about the grade‑separated crossing? There needs to be thought given to the regional trail connectivity in order to understand how this trail will connect to trails south of Prospect Rd. Response: NDPL – Per a meeting held with City Parks on December 22, 2022 as well as previous discussions, a grade-separated crossing is not required under Prospect Road. The City is also requesting an easement for a future trail crossing under I-25, however, there are concerns with the location of this easement due to the location of floodplain at the north end of the site. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 09/29/2022: FOR HEARING ‑ UPDATED: This comment will stay active until a solution has been reached with the applicant. 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. Comment Number: 11 11/30/2022: FOR HEARING ‑ UNRESOLVED: 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: NDPL – Thank you for the comment. Our team has been working closely with City Parks to ensure the RATC will meet the needs of the NFRMPO, the City, and the development. Comment Number: 22 11/30/2022: The plat needs to show the area for the future park. From my understanding of previous conversations with PPD, the ask is 6 acres (programmable space), in order to provide space for multi‑purpose fields. It’s a bit of an oddity given it’s industrial/commercial nature, but there is a lot of housing to the north and east that include some private parks with playgrounds. Some field space, basketball court, etc. will help achieve our 10 minute walk criteria in this part of the city, and is clearly identified in the parks and recreation plan as a future park location. See PPD redlines for park location. Response: NDPL – Per a meeting held with City Parks and Planning on December 22, 2022, City Parks is not requiring to show the park on the plat because this plat is for infrastructure only and is not platting uses. A concept plan has been provided to the City to show how the Level of Service can be met for a future 3-acre park in the Urban Estate lot. The ODP has also been updated to show the anticipated boundaries of the future park in the Urban Estate lot once the site is developed. The applicant team understands the City’s Level of Service needs, and will continue to work closely with City Parks to ensure the future park meets the needs of both the applicant and the CIty. Comment Number: 23 11/30/2022: The park is not showing any programming or connectivity to the greater internal trail network or regional trail. Please provide additional information/details. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: NDLA/NDPL - The ODP and conceptual plan described in Comment #2 discusses programming and connectivity. The park will be connected to the site via sidewalks, trails and the regional trail along the perimeter of the site. Comment Number: 24 11/30/2022: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com . Response: Noted, thank you Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 3 11/29/2022: FOR HEARING_UNRESOLVED: This has still not been addressed. See the previous comment. 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: NE: The benchmark statements match exactly what is shown and now have the Project Datum statement at the start of the information. Comment Number: 10 11/29/2022: FOR HEARING‑UPDATED: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: NE: All redlines have been addressed. Topic: Plat Comment Number: 1 11/29/2022: 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: NE: All plat redlines have been addressed or discussed with staff. Department: Light And Power Contact: Cody Snowdon, 970‑416‑2306, csnowdon@fcgov.com Topic: General Comment Number: 5 11/28/2022: FOR DCP: Northern Engineering is currently working on the crossing agreements for Light & Power's electric infrastructure. This will need to be finalized prior to construction. Response: NE: We assume this refers to the Lake Canal agreements, which we are indeed working on. Department: Street Oversizing Contact: Marc Virata, 970‑221‑6567, mvirata@fcgov.com Topic: General Comment Number: 1 11/29/2022: INFORMATION: There has been conversation regarding the intersection of CR5 and Mulberry and warrant for signalization. The comment response indicated: "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." I'm just noting that this intersection is outside of City limits and would not be eligible for any contribution from the City's Transportation Capital Expansion Fee (TCEF) Fund. Response: NE: Please see response to Transportation comments for info on this intersection. Comment Number: 2 11/29/2022: INFORMATION: The design for Carriage Parkway has additional width beyond the standard cross section for a collector street with a center turn lane, and/or a right turn lane. These additional components would not be eligible for City reimbursement from the Transportation Capital Expansion (TCEF) Fund. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: NE: Understood. We understand that TCEF funds can only be applied to oversizing beyond the typical widths of the roadway and sidewalks, and that they do not apply to auxiliary turn lanes on Carriage. Department: Outside Agencies Contact: Melissa Buick, Lake Canal Company, melissahbuick@gmail.com, , Topic: General Comment Number: 1 12/05/2022: FOR HEARING: Lake Canal Ditch should be identified on the plans. Response: NE: Lake Canal is shown/labeled on the plans. Comment Number: 2 12/05/2022: FOR HEARING: Developer is working with the ditch company to obtain permits and agreements for the ditch crossings for the utilities, including several ELCO waterlines, street crossings, culverts and to realign and pipe a section of the ditch. The plans need to be approved, and agreements need to be in place prior to any construction begins. Response: NE: Understood. Thank you for your coordination to date. Comment Number: 3 12/05/2022: INFORMATION: Lake Canal has a prescriptive easement for the delivery of irrigation water to its shareholders through the Lake Canal ditch system and its structures. The easement is typically 100 feet in total, 50 feet on each side of the ditch being measured from the centerline of the ditch. Response: NE: An easement that is a minimum of 50’ from the centerline of the Lake Canal has been provided to the south of the ditch. Comment Number: 4 12/05/2022: INFORMATION: Access to the ditch must remain unobstructed for maintenance, repair and replacement of the ditch or its structures. Maintenance may include burning, spraying and require access by heavy equipment. Response: Understood. Thank you for the heads up. Comment Number: 5 12/05/2022: INFROMATION: Lake Canal has the right to remove, trees, brush and debris obstructing the flow of water for delivery to its shareholders, but is not the landowner and is not responsible for maintaining the property, that responsibility falls to the landowner. Response: Thank you, this comment is noted and understood for future reference. Comment Number: 6 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 12/05/2022: INFORMATION: Requests for ditch crossings, any encroachment to the ditch and/or the ditch easement or for historical discharge into the ditch are subject to plan review and Board approval, requires a legal agreement be in place prior to any work being done and may be subject to an engineering review. Response: Thank you, this comment is noted and understood. The development team is coordinating directly with the ditch companies on any potential crossings and/or encroachments. Comment Number: 7 12/05/2022: FOR HEARING: Lake Canal requests a list of ditch crossings, encroachments, requests for variances or historical discharge necessary or proposed as part of this development to complete them in a timely manner and not to delay construction or any approvals necessary. Response: NE: This information has been provided to the ditch company as requested. Comment Number: 8 12/05/2022: INFORMATION: Lake Canal prefers the ditch and or ditch easement to be crossed via directional bore. Installation via an open cut of the ditch will be reviewed on a case‑by‑case basis and the fees will be adjusted accordingly. Directional bores are requested to be a minimum of 10 feet below the bottom of the ditch. Installations less than 10 feet below the bottom of the ditch will require a steel casing and/or a concrete cap. Response: NE: Acknowledged. Due to existing constraints of the downstream sewer facilities, we are unable to provide the 10’ clearance, so we are including steel sleeves for all water and sewer crossings. Contact: Brian Zick, Boxelder Sanitation District, brianz@boxeldersanitation.org, , Topic: General Comment Number: 1 11/28/2022: FOR HEARING: Sheet SS1 - The proposed sewers will cross the City of Greeley’s 60-inch waterline and the Like Canal and Timnath Reservoir Inlet Canal. The crossings will require coordination and permits or agreements with Greeley and the ditch companies. Applicant shall coordinate with agencies and pay for all costs associated with permits and agreements. All permanent permits and agreement shall be in the name of Boxelder Sanitation District. a. Provide detailed information of design of casing pipes include methods of construction (open cut, bore), casing material design, groundwater removal, trench stability. b. District is concerned the open cut construction for the sewer will create possible settlement problems under the box culverts and Greeley waterline. This needs to be addressed with more information on construction methods. The agreements will need indemnification provisions the protect the District in the future for any damages that could occur to the culverts and waterline. Response: NE: The sewer plans call out that the crossings are to be bored and placed in a steel sleeve. The City of Greeley reviewed initial concepts and designs and was comfortable with what was 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com being proposed. We don’t believe they have been routed in review from the City, so we will follow up with them again to ensure they are still comfortable with the layout as shown. 11/28/2022: FOR HEARING Sheet SS4- Stationing on sewer profile is not correct. Response: NE: This has been updated. 11/28/2022: FOR HEARING Sheet SS5 - The proposed sewers will cross the City of Greeley’s 60-inch waterline and the Like Canal and Timnath Reservoir Inlet Canal. The crossings will require coordination and permits or agreements with Greeley and the ditch companies. Applicant shall coordinate with agencies and pay for all costs associated with permits and agreements. All permanent permits and agreement shall be in the name of Boxelder Sanitation District. a. Provide detailed information of design of casing pipes include methods of construction, casing material design, groundwater removal, trench stability. b. Show non-potable line crossing on profile. c. District is concerned the open cut construction for the sewer will create possible settlement problems under the box culverts and Greeley waterline. This needs be addressed with more information on construction methods. The agreements will need indemnification provisions the protect the District in the future for any damages that could occur to the culverts and waterline. d. Stationing on profile is not correct. Response: NE: The design team is working closely with both Lake Canal and the TRIC on crossing agreements, including those for the sewer. Boring is now specified for the crossings and the other requested information has been added/updated as requested. 11/28/2022: FOR HEARING Sheet SS6 – Stationing is not correct Response: NE: This has been updated. 11/28/2022: FOR HEARING Sheet SS7 - The proposed sewer will cross the Lake Canal. The crossings will require coordination and permits or agreements with the ditch company. Applicant shall coordinate and pay for all costs associated with permits and agreements. All permanent permits and agreement shall be in the name of Boxelder Sanitation District. a. Provide detailed information of design of casing pipes include methods of construction (open cut, bore), casing material design, groundwater removal, trench stability. b. District is concerned the open cut construction for the sewer will create possible settlement problems under the box culverts and Greeley waterline. The needs be addressed with more information on construction methods. The agreements will need indemnification provisions the protect the District in the future for any damages that could occur to the culverts and waterline. c. Stationing is not correct. Response: NE: See responses above. Contact: Ethan Cozzens, Cache La Poudre Management Company, ecozzens@newcache.com, 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Topic: General Comment Number: 2 12/05/2022: INFORMATION: Cache La Poudre Reservoir Company does not have any comments at this time. We have met with the developer and the Town of Timnath. The developer is in the process of updating their drainage model for our review. Once this has been completed we will coordinate any comments/agreements we may have with the developer. Response: Thank you. The drainage model has been updated and the development team is working with applicable stakeholders to determine next steps. Contact: Megan Harrity, Larimer County Office of the Assessor, 970‑498‑7065, 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 8715000‑003 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: NE: This comment was resolved with the County as part of the last round of review.