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HomeMy WebLinkAboutRUDOLPH FARMS INFRASTRUCTURE PROJECT - FDP220010 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com March 8, 2023 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 February 10, 2023. 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, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@fcgov.com 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: Thank you for the comment, this is understood. 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: Thank you for the comment, this is understood. 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/electronicsubmittal 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: Thank you for the comment, this is understood. 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‑tex t‑appears‑as‑Comments‑in‑a‑PDF‑created‑by‑AutoCAD.html 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Response: Thank you for the comment, this is understood. 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: Thank you for the comment, this is understood. 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: Thank you for the comment, this is understood. 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: Thank you for the comment, this is understood. 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? Response: Thank you. The applicant team has explored opportunities for berming and depressions in the 50 foot landscape setback. The team also met with Planning on 2/15 to discuss the utility limitations in this area. Staff is in support of the current design. Comment Number: 13 02/07/2023: FOR HEARING UPDATED‑: Although the 'Response to Comment' letter indicates that a public access easement is provided, staff was unable to locate it in the Plat dated 1‑17‑23. 12/06/2022 FOR HEARING: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: Northern has added a public access easement over the trail. Comment Number: 15 02/06/2023: INFORMATION ONLY: The proposed improvements (landscaping, irrigation, sidewalk, and regional trail) along Prospect Road are in compliance with City standards. As you work through the review and permitting process with CDOT, please stay in close coordination with City staff should changes need to be made. A recent project (Woodspring Suites) required a CDOT utility encroachment permit and a ROW grade permit. They seem to be fairly backlogged on their reviews so plan accordingly. Response: Thank you for the reminder on the CDOT coordination and potential delays in their review process. Comment Number: 16 02/07/2023 FOR HEARING: A portion of the local trail that stubs into the PSD property north of the canal seems to have disappeared from the plan set. The intent of the walkway is to provide convenient connection into and out of the school district site. Response: The plan set has been updated to reflect the trail connection to the PSD property. Department: Engineering Development Review Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General Comment Number: 19 02/07/2023: FOR HEARING UPDATED‑: Please see my redlines on this variance request and resubmit the request with the next round. The letter needs to include more information to satisfy the criteria of LCUASS Section 1.9.4.A. 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. 09/30/2022: FOR HEARING: Per discussion with the applicant's engineer, I will look for a variance request in Round 3, related to Kvalues‑ tying into existing conditions on Prospect Road and Carriage Parkway. Response: Northern supplied updated variance requests to staff and understand that they are being routed for approval. Comment Number: 21 02/10/2023: FOR FINAL APPROVAL: After the hearing, I will check that the utility sheets accurately depict the irrigation design from Hines. If needed, we can have further discussion about the timing of construction of the irrigation lines. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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. 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: Understood. We did work with Hines on the layout and they should be matching at this point. Comment Number: 23 02/07/2023: FOR HEARING UNRESOLVED‑: I will continue to check for the LOI from Lake Canal with each round of review. Thank you for understanding that this is a requirement for proceeding to the hearing. 11/28/2022: FOR HEARING UNRESOLVED‑: Please submit a letter of intent from Lake Canal with the next submittal. If you 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. 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: Understood. We are working closely with Lake Canal, as well as the other providers, to get the LOI’s that have been requested. Comment Number: 30 02/07/2023: FOR HEARING UNRESOLVED‑: This variance request is still not formatted correctly and needs additional supporting information. Please see my redlines and my previous comment, and please also provide a cross‑section showing the proposed pipe depth along with a potential pavement section above. I strongly encourage you to email me with any questions. 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 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: Updated variance letters have been provided and we understand that they were appropriate and are being routed for approval. Comment Number: 33 01/31/2023: INFORMATION: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com You may apply for a stockpiling permit after your project has been approved by a hearing officer. This can happen before the project has been fully recorded and before applying for your Development Construction Permit. You can find the stockpiling permit application at https://www.fcgov.com/engineering/inspection. Response: Excellent – thank you! Comment Number: 34 02/01/2023: FOR HEARING: The plat indicates that some sections of right‑of‑way and easements will be dedicated by separate document. Please submit the legal descriptions and sketches for these chunks of ROW and easement so that Technical Services can check for closure and verify that the chunks line up with the surrounding ROW and easements being dedicated on the plat. Response: The legal descriptions and exhibits are included with this submittal. Comment Number: 35 02/01/2023: FOR HEARING: Please dedicate an access and emergency access easement between Lot 5 and Lot 6 across from Street A, to provide access to these lots as well as Lot 7. These easements can overlap with the utility easement to Boxelder and ELCO. Response: The requested easement has been dedicated. Comment Number: 36 02/01/2023: FOR FINAL APPROVAL: The plat appears to dedicate irrigation easements. Who are these irrigation easements being dedicated to? Please indicate the irrigation easement grantee on the plat. The City is not the grantee for this type of easement. Response: The irrigation easements have been removed since they serve the Metro District and the Metro District owns the parcels. Comment Number: 37 02/07/2023: FOR FINAL APPROVAL: The structural plans cannot reference the site plan. All dimensions need to be called out in the structural plans so that the structural plans are self‑contained. Response: Updated structural plans have been provided and can now stand on their own. Comment Number: 38 02/07/2023: FOR HEARING: Any box culverts that do not cross public right‑of‑way will need to be privately owned and maintained by the developer or the ditch company. For box culverts that will cross public right‑of‑way, our structural reviewer has questions about the ownership and maintenance of each box culvert, as well as the ability for the City to inspect the infrastructure. In particular, we would like to discuss the long box culvert that crosses Prospect right‑of‑way. It would be helpful to have a separate meeting to discuss this box culvert, as well as getting started on the crossing agreements. Response: Northern has called out the storm drains as public and private as discussed in the meeting with staff. Comment Number: 39 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 02/07/2023: FOR HEARING: With the possible exception of the long box culvert that will cross Prospect right‑of‑way, all box culverts that will be publicly owned and/or maintained need to be entirely within public right‑of‑way, including wing walls. Please dedicate additional right‑of‑way for the wing walls of the box culverts crossing Carriage Parkway. Response: The ROW on Carriage has been updated. The remaining locations are either privately owned (Prospect Ridge Dr) or extend to areas outside applicant control (south of Prospect). Comment Number: 40 02/07/2023: FOR FINAL APPROVAL: Please provide an ultimate design for Prospect Road when it is fully built out as a four‑lane arterial street. Unless we can verify that the interim improvements such as curb, gutter, and sidewalk are in the ultimate horizontal and vertical location for the ultimate improvements, we will not be able to offer TCEF reimbursement for oversizing the Prospect Road improvements from local standards to four‑lane arterial standards. Please let me know if you have questions about the extent of the ultimate design that we will need to see. Response: The ultimate flowline has been added on the south side. Comment Number: 41 02/07/2023: FOR HEARING: Please provide a letter of intent from each agency that will be signing the utility plans. This includes Poudre School District, TRIC, Lake Canal, Town of Timnath, and City of Greeley. Please also provide documentation of correspondence with ELCO and Boxelder showing that the utility districts have agreed to serve the project. Response: Northern is working diligently to acquire these letters from each entity. Please know that we are working closely with each of them. Comment Number: 42 02/09/2023: INFORMATION: It looks like the Round 3 utility plan contained several Dynamic Erosion Control sheets, and these sheets are not part of the Round 4 utility plan. Were these sheets removed intentionally? Response: These sheets have been added back in. At some point in the future, Northern would like to talk with staff about how these sheets benefit the project. That can be for anothern time though! Department: Traffic Operation Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com Topic: General Comment Number: 3 02/03/2023: FOR HEARING UPDATED‑: This may require further conversations. We have reached out to the School District to determine if there is any consideration for making a bike and pedestrian connection into the parcel directly west of the stadium. Response: Northern/NDPL - The plan set has been updated to reflect a trail connection to the PSD property. 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 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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. 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 02/02/2023: FOR FOR HEARING‑ UPDATED: We will need to determine if the proposed bumps that have been agreed upon are built by the developer or if a fee in lieu would be a better option. Then the bumps would be installed within the City's Neighborhood Traffic Mitigation Program. Response: Per discussions and email from Steve Gilgrist on 2/26/23, the cash-in-lieu option for the speed bumps is supportable by staff and will be pursued by the design team. 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. 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 02/03/2023: FOR FINAL APPROVAL: Are there any designs for the RRFB's that were identified in the TIS? 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. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Response: RRFB’s are now shown in the Civil Plans and a signal design plan has been added to the plan set. Comment Number: 8 02/03/2023: FOR FINAL APPROVAL: Thank you for incorporating the Signing and Striping redlines. The Scale on the Signing and Striping sheets will need to be fixed as it is not set with specific numbers only hashtags. Please see other comments for additional changes that will be needed. Please give me a call if you would like to go over these. The Town of Timnath needs to be removed from the Striping Note F. and should reference the City of Fort Collins Traffic Engineer. Response: The broken scale link has been corrected and Note F has been updated. 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. Comment Number: 10 02/05/2023: FOR FINAL APPROVAL: Signing and Striping Plans. The previous redlines noted to move the buffer on Carriage so that it is adjacent to the travel lane and not the parking. I understand this differs from LCUASS, but we only buffer parking areas where high turnover parking will occur. Please adjust. Please remove the short skips extending from the double yellow to the left turn lanes at Vixen/PSD. They will extend to delineate the bike lanes for right turn lanes but they are not for the left turn lanes. All buffered lanes will need to have the 45 degree angled hashes every 40 feet. These are 4 inch thermoplastic hash marks. The northbound bike/buffer lane at Vixen will need to drop and become the short skips similar to the southbound lanes at Street A. No Parking signs may be needed on Street A and Vixen as they approach Carriage. The striping plan doesn't detail how far the striping will extend on these streets but with the expected turn lanes, parking will be restricted in these areas. Response: The requested changes have been made. Comment Number: 11 02/07/2023: FOR FINAL APPROVAL: We are currently reviewing the Traffic Signal plans and will hopefully be able to provide some redlines soon. Once completed we would like to get a meeting set up with Fox Tuttle to go over, just so we are clear. Please reach out so we can schedule a time to meet. Response: The applicant did not receive redlines, however Fox Tuttle is aware of the desire to meet and is looking forward to talking with staff. The best contact at Fox Tuttle is Caleb Feaver. His email is caleb.feaver@foxtuttle.com. Department: Stormwater Engineering 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Contact: Basil Hamdan, 970‑222‑1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 02/02/2023: INFORMATION: Based on the area of disturbance associated with construction activities for this project, a State Construction Dewatering Permit for Stormwater will be required and should be obtained from the State before construction activities can begin on this site. Response: This was anticipated, particularly with the shallow groundwater that exists on the site. Comment Number: 3 02/02/2023: FOR HEARING: 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 and sequence sheets and charts in accordance with (FCSCM Ch 2 Sections 6.1.3, 6.1.4, & 6.1.5) Response: The information has been provided as requested. Comment Number: 4 02/02/2023: FOR HEARING: Please specify on the Erosion Control Plan the seeding mix that will be used to stabilize the site after construction and grading activities for the infrastructure work are completed and indicate on the plans what areas will be seeded and mulched. Please address all provided redlines on the plans and the Erosion Control Escrow Calculation form. Response: The seeding mix was provided on EC10. Topic: Fees Comment Number: 1 02/02/2023: FEES INFORMATION UPDATED‑: 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 Inspection Fee is based on; the number of lots with building permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 223 building permits, 122.62 acres of disturbance, 12 years from demo through build out of construction and an additional 7 years until full vegetative stabilization due to seeding is achieved. Which results in an Erosion Control Inspection 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. The Stormwater Quality Inspection Fee is based on the number of LID/WQ Features that are designed to be built with this project. Based on the plans we identified 5 bioretention basins/rain gardens and 3 extended detention basins, which results in an estimate of the Stormwater LID/Water Quality Inspection Fee of $2,325.00. Please note that as the plans and any subsequent review modifications of the above‑mentioned values change the fees may need to be modified or updated. I have provided a copy of 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com the spreadsheet used to arrive at these estimates for your review. Please note, these fees will need to be paid prior to the issuance of a Development Construction Permit on this project. Response: Thank you, comment noted for future reference. Department: Stormwater Engineering Contact: Claudia Quezada, (970)416‑2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 2 02/06/2023: FOR HEARING UPDATED‑: Floodplain staff is aware the project is proposed outside of the floodplain; however, grading and drainage plan should still include the floodplain notes for future reference. See redlines for clarification. Response: The redlines have been addressed and the notes have been added. 11/29/2022: FOR HEARING UNRESOLVED‑: Please see redlines for minor labeling comments. 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 Dan, thank you for sitting down with me and going through all your redlines. I believe we are very close to the finish line however I just need to talk through a few more things with you. Specifically, about the spillways from the rain gardens and ponds. Additionally, I wanted to talk about Lot 7 but I believe we have come up with a concept that will satisfy the city’s request. - Blaine Comment Number: 2 12/06/2022: FOR RECORDING: I understand these agreements are in process. Thank you. 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. Response: We continue to coordinate with both ditch companies to finalize the outfall agreements Comment Number: 6 02/10/2023: INFORMATION: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Thank you for providing detailed analysis and records of the water rights associated with this development. It is understood the appropriate water rights are in place and proper equipment will be placed to document water use in accordance with these rights and State requirements per the provided memo from Hines Inc. 12/06/2022: 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. 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. Response: 10-4. I have put a place holder for the irrigation memo in the drainage report right behind the state drain time spreadsheets. I was unable to get a copy prior to submitting for hearing. Comment Number: 10 02/10/2023: FOR FINAL APPROVAL UPDATED‑: It appears progress toward a solution is being made in recent weeks, and scheduling hearing is acceptable while downstream drainage discussions continue. Please note that downstream solutions are still critical and are required prior to final approval. 12/06/2022: I understand this issue is being addressed and is currently in process. Thank you for keeping me updated. 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. Response: We continue to work with Town of Timnath, New Cache and Galloway with finalizing what is needed to document all these changes and modeling updates. Comment Number: 11 02/10/2023: FOR FINAL APPROVAL: 12/06/2022: 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. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 09/29/2022: 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 proposing to install an interim pond for detention and water quality in Lot 7. Comment Number: 13 02/10/2023: FOR FINAL APPROVAL UPDATED‑: Please consider the use of more plantings in the rain gardens as rain garden function and aesthetic are both generally improved with additional landscaping. Please see redlines for opportunities for improvements to grading in/around detention ponds. Response: Thank you for the comment; prior to final approval, ND will revisit rain garden design and consider additional plantings. 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/buildersanddevelopers/developmentformsguidelinesregulations/sto rmwatercriteria Comment Number: 14 02/10/2023: FOR FINAL APPROVAL: Thank you for the continued updates to the site which address many previous concerns; however, some concerns to discuss still remain including spillways from ponds and rain gardens, rain garden sizing (can be smaller), sidewalk chase/rundown configurations and associated ownership and maintenance, parallel storm sewers, and lot/basin 7 drainage. Please see redlines for additional information and contact me to discuss at your convenience. (please note this comment is carried forward from previous comment 7) Response: Comment noted. Additional coordination will occur and this will be addressed before final approval. Department: Water Conservation Contact: Emma Pett, epett@fcgov.com Topic: General Comment Number: 1 01/24/2023: FOR FINAL APPROVAL Please provide a detailed and complete irrigation plan that includes your water budget, hydrozones, irrigation components and irrigation zones. Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the irrigation requirements outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Emma Pett or Eric Olson. Response: Noted. Detailed irrigation plans will be provided before final approval. Please note that a hydorzone plan has been provides as part of the landscape set (sheet LP003). Department: Light And Power 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: This is accurate and is on track with both ditch companies, as well as City of Greeley for their 60” waterline. Comment Number: 6 02/07/2023: FOR FINAL APPROVAL: Please see minor redlines. Response: Redlines have been addressed – thanks! Department: Environmental Planning Contact: Kirk Longstein, 970‑416‑4325, klongstein@fcgov.com Topic: General Comment Number: 2 02/07/2023: FOR FINAL APPROVAL UNRESOLVED‑: 09/29/2022: FOR FINAL APPROVAL: 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: This commented is noted and will be addressed prior to final approval. This comment was also discussed in a meeting on February 17th, and the applicant team has worked closely with Environmental Staff to come to a resolution. The tree containing a raptor nest within the last year will be preserved. Updated plans reflect a re-design of the head wall at this location in order to avoid conflicts. Comment Number: 4 02/07/2023: FOR FINAL APPROVAL UNRESOLVED‑: 09/29/2022: FOR FINAL APPROVAL: 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. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: A draft prairie dog mitigation plan has been started and was discussed briefly in the meeting on February 17th. The final plan will be provided before final approval. Comment Number: 10 02/07/2023: FOR FINAL APPROVAL: 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: A mitigation and monitoring plan will be provided to address the items mentioned above before final approval. Comment Number: 11 02/07/2023: FOR FINAL APPROVAL-UNRESOLVED: 11/23/2022: FOR FINAL APPROVAL: 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: This comment is noted, thank you. Please see response to comment #2. Comment Number: 12 01/27/2023: FOR FINAL APPROVAL: The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, and landscape plan. Response: The Natural Habitat Buffer Zone has been delineated and labeled on the landscape plan and this has been coordinated with civil to be shown on site, grading and utility plans. Per a zoom meeting on February 17th, the NHBZ on the northwest corner of the site has shifted to include areas on the left side of the trail in order to eliminate the gaps between the existing and proposed buffers. The NHBZ table on the landscape cover (G001) has been updated. Comment Number: 13 01/27/2023: FOR FINAL APPROVAL: Applicant must add an Environmental Planner signature to all utility plans that show the buffer zone. Response: Per a discussion between Nothern and the City, this is not needed as the City will provide an electronic signature on the cover sheet only. Comment Number: 14 01/27/2023: FOR FINAL APPROVAL: Applicant must add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape and 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com subject to a security/bond. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This is currently included on the landscape plan but not the utility plan. Response: This note will be added before final approval. Comment Number: 15 01/27/2023: FOR FINAL APPROVAL: Applicant must add NATIVE SEED NOTES and Natural Habitat Buffer Zones notes specific to the NHBZ mitigation areas. The native grass mix you have proposed is not compatible with the Natural Habitat Buffer Zone. Please review the seed reference from City Natural areas; and update the Natural Habitat Buffer zone notes to delineate the onsite ecological restoration efforts required by the NHBZ. https://www.fcgov.com/developmentreview/pdf/seed‑mixes.pdf A specific seed mix should be tailored to the site’s edaphic conditions, anticipated moisture level, desired aesthetics, ecological goals, and expected level of traffic. Seed mixes used in Natural Habitat Buffer Zones (NHBZs) are required to be composed entirely of species native to Fort Collins. Contact the Environmental Planner to discuss appropriate seed mix(es) and rate(s). Response: This comment is understood and was discussed in the meeting on February 17th. Native seed and NHBZ notes will be added to the plan prior to final approval. A seed mix was discussed and updated seed areas will be provided before final approval. Our team plans to continue coordination on this with the environmental consultant as well as the environmental reviewer. Comment Number: 16 01/27/2023: FOR FINAL APPROVAL: Language for the Environmental Planning section of the Development Agreement has been provided to Engineering. The following items must be submitted prior to FDP approval: 1. A cost estimate for landscaping in the Natural Habitat Buffer Zone (including plant material, labor and irrigation) 2. A cost estimate for three years of monitoring and annual reporting of landscape establishment in the Natural Habitat Buffer Zone 3. Adaptive Management and Ecological Restoration Plan 4. A weed management plan (both a full version and an abbreviated version included on the Landscape Plan) 5. An annual monitoring and reporting plan I can provide examples and additional detail for any of these items if needed. Please contact me if you have any questions. Response: This comment is understood and these items will be provided before final approval. Comment Number: 17 01/27/2023: INFORMATIONAL: The NHBZ mitigation areas will be monitored by City Staff for a minimum of three years, beginning in the first full growing season past initial installation, or until the landscape project area is accepted by the City’s Environmental Planner. Monitoring may include photo‑point monitoring and vegetation density and transect data collection. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Success criteria will be met for the natural habitat buffer zone when weed species are equal to or less than ten percent (10%), the total ground cover vegetation contributed by all grass, forb, shrub and tree species present in the project area (planted and volunteer species) is equal to or greater than seventy‑percent (70%), there is no evidence of detrimental erosion due to rills, gullies or bare spots of ground larger than one square foot, and survival rate of all planted shrubs and trees is equal to or greater than eighty percent (80%). Response: Thank you for the information Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 9 02/08/2023: DCP: The planting of street trees with the infrastructure project will necessitate an alternate escrow deviating from the typical landscape escrow that is tied to certificates of occupancy. Please be advised that the City is discussing alternative ways to escrow the right of way trees. Response: Comment noted, thank you. Department: Park Planning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 23 11/30/2022: FOR HEARING: The park is not showing any programming or connectivity to the greater internal trail network or regional trails outside the limits of the development. Please provide additional information/details in an updated exhibit. Thanks! Response: An updated trail exhibit has been provided to the Parks Department showing overall trail connectivity to the internal and regional trails. A conceptual park exhibit has also been provided that illustrates the basketball court, soccer field and playground per discussions with the City. This programming is also discussed within the Prospect I-25 Amended ODP. 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: Thank you, comment noted. Comment Number: 25 02/10/2023: FOR HEARING: Updated Comment: It is understood the Metro District will construct as well as maintain this regional trail segment. There will need to be a separate agreement drafted for the maintenance criteria of the trail. In order to keep the project moving forward and be ready for hearing, please add a note to the site and landscape plan regarding the Metro District maintaining the trail and to refer to separate agreement for the 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com maintenance responsibilities. Please also note that the trail public access easement is required to remain in place. Response: This note has been added. 02/07/2023: There are standard practices around regional trail that are not entirely being met with this plan. How will the tract ownership and maintenance work, especially, as related to the trail? Comment Number: 26 02/07/2023: FOR HEARING: The trail and landscaping in the transition from LP101 to LP106 is missing. Is there a reason there's no landscaping in that northern tract area? Please show on the landscape plans that the trail is continuing to the northern property boundary. Also, on the overall landscape plan on page LP100, can you please continue to the show the trail on LP113, 114 & 119? Response: The landscape in the transition from LP101 to LP106 has been added and the trail is shown (and continues) to the northern property boundary. The trail linework has been turned on (as well as some other missing line work) on LP100. Comment Number: 27 02/10/2023: FOR HEARING UPDATED‑ COMMENT: It is understood the Metro District will water and maintain the landscaping in the public rightofway. *This most recent submittal was modified to have the planting beds entirely in the ROW so please change back to your preferred design if you would like now that the City Parks Department will not be maintaining. Response: Thank you for the updated comment. We will be keeping the planting beds where they are currently shown. 02/07/2023: FOR HEARING: Utility Plans: ‑ Please show the separate ROW landscaping tap ‑ When will the irrigation plans be submitted? Dual zone (drip for trees and spray heads need to be provided). Please provide this information on irrigation plans. ‑ Ideally, the meter, backflow and controller are located close together to an electrical source. Is it possible to group those items together and if so, please show on plans? Comment Number: 28 02/07/2023: FOR HEARING: There are plants called out on the plans that are not reflected in the Plant Schedule. Please refer to red lines (the items highlighted in magenta) and add to schedule. Also, some plant requests: the Cranberry Cotoneaster tends to be a trash collector‑. Can you please substitute? ‑ Scandia Juniper (Juniperus Sabina 'Scandia') is called out in the ROW planting beds. This plant species is not listed in the Streetscape appendix of recommended plants nor is it on the Vegetation website. Why specifically are you choosing this plant? ‑The SW corner is in a depressed area, which may not be good for xeric plants. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com ‑ The SW corner is also directly adjacent to native grasses, how is it separated to help reduce weed maintenance? Response: Redlines have been addressed; the plants indicated in magenta have been confirmed as being shown in the plant list. Substitutions have been made per the comments above for CO AP and JU SC. Plant species selected for the SW corner will be re-evaluated. The SW area will also be a native seed (the City’s Upland Mix). Through establishment, regular maintenance will be performed to manage weeds. Comment Number: 29 02/07/2023: FOR HEARING: The pork chop median at Prospect in Carriage Pkwy is hatched as a landscape bed which I believe is a mistake. Is it just supposed to be stamped concrete? Please correct, thanks! Response: This is paved; the landscape bed hatch has been removed. Comment Number: 30 02/07/2023: FOR HEARING: The interior trail connection to the future developable PSD property continues to be of importance. Please provide that connection all the way to the eastern end of the property. Response: The plan set has been updated to reflect a trail connection to the PSD property. Comment Number: 31 02/10/2023: FOR HEARING UPDATED‑: It is understood the Metro District will construct and maintain the pedestrian bridge. Please confirm with the Building Department but I believe the bridge will require a building permit. Please make sure the structural load meets the requirements for vehicles (PPD requirement is 10,000 lb vehicle). Response: Thank you for providing information on the requirements for the bridge. Plans for the bridge will be provided as part of the building permit you noted. 02/07/2023: FOR HEARING: Pedestrian Bridge: Is there a conceptual design? Structural loading and weight rating? How will it abut and connect to trail? Crossing agreement with the ditch company? Some of the requirements of the bridge, like the trail itself, will be required based on who will ultimately be owning and maintaining. Comment Number: 32 02/07/2023: Thank you for modifying the trail easement! As Kai mentioned in his comments, please make sure the 5' interior trail connection is also located in a public access easement. Response: An easement has been added. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 10 02/07/2023: FOR FINAL APPROVAL: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Some of the sheet numbers in the sheet index do not match the sheet numbers on the noted sheets. See redlines. Response: Thanks for catching that! 11/29/2022: FOR HEARING‑UPDATED: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. 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. Topic: Landscape Plans Comment Number: 15 02/07/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: These redlines have been addressed. Topic: Plat Comment Number: 1 02/07/2023: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970‑221‑6565 or jvonnieda@fcgov.com Response: Plat redlines have been addressed. 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: This is an old comment, but acknowledged. 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. Response: Got it.