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HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE - ODP - ODP230001 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview June 20, 2023 262 E Mountain Ave Fort Collins, CO 80524 RE: Mason Street Infrastructure - ODP, ODP230001, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Mason Street Infrastructure - ODP. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Ripley Design Applicant Northern Engineering Fox Tuttle Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 06/02/2023: 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! Ripley Response: Understood, thanks Brandy. Comment Number: 2 06/02/2023: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this 2 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Response: Acknowledged. Comment Number: 3 06/02/2023: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic -submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_MasonStreet_ODP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Ripley Response: Acknowledged. Comment Number: 4 06/02/2023: SUBMITTAL: 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Response: Acknowledged. Submittal is flattened. Comment Number: 5 06/02/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Response: Acknowledged. Comment Number: 6 06/02/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Response: Acknowledged. Comment Number: 7 3 06/02/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Response: Acknowledged. Comment Number: 8 06/02/2023: 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. Ripley Response: Acknowledged. Thanks, Brandy! Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 06/15/2023: INFORMATION: No Preservation concerns. There are properties along the project extent that are over fifty years of age but none have UpToDate - findings of Eligibility and the Site Plan indicates none are proposed for demolition/significant redevelopment. Ripley Response: Thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 06/23/2023: FOR HEARING: Engineering would like to be involved in any further discussions with Traffic about a phasing plan and Multi Modal Level of Service. Northern Response: A phasing schedule has been added to the ODP documents showing what will be constructed with the future development of each lot. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 06/20/2023: FOR HEARING: The Transportation Impact Study has been received and reviewed. See subsequent comments regarding content. Fox Tuttle Response: Comments will be addressed for hearing. Comment Number: 2 06/20/2023: FOR HEARING: We would like to see a phasing plan included with this project. With this being converted to an ODP, and now an infrastructure project, we want clear details 4 on the phasing for this development and what will be built with each phase. With this project having all of Mason incorporated within the property boundary, when do plan to build the east side, south of the east lot? Northern Response: A phasing schedule has been added to the ODP documents showing what will be constructed with the future development of each lot. Ripley Response: A phasing plan is included in the civil set for the ODP. Comment Number: 3 06/20/2023: FOR HEARING: Within the ODP phasing plan, we would like it noted that the sidewalk connection from Mason to College along Hibdon will be required to be built with the Fort Collins Rescue Mission property in order to meet Multi Modal Level of Service Standards. This will be required even if parcel B is not yet developing. Northern Response: A 5’ sidewalk connection has been made to the existing 4’ sidewalk on Hibdon and extended to Mason Street Comment Number: 4 06/20/2023: INFORMATION: Without clear detail on how the east lot will develop, the general use of the Daycare trip generation is accepted. However, if this parcel moves forward to develop into another use this will be reviewed for conformance to this ODP and may or may not require further improvements if significant changes in the anticipated trips occurs. Ripley Response: Understood. Comment Number: 5 06/20/2023: INFORMATION: The TIS details information to justify a change in classification from a collector roadway to a local street based strictly on anticipated traffic volumes. Mason will remain as a collector, even with this justification. Ripley Response: Acknowledged. Comment Number: 6 06/20/2023: FOR HEARING: The Multi Modal Level of Service did not fully evaluate the Directness, Continuity, Street Crossings, Visual Interest and Amenity, and Security of the location identified within the TIS Base Assumption Form. Details on the Level of service can be found in Appendix H of the LCUASS (will provide,) or within the City of Fort Collins Pedestrian Plan 2011- page 33 Ripley Response: Acknowledged. We will continue working with staff on including these evaluations prior to the scheduled hear ing. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 06/20/2023: FOR HEARING: Please review the ODP drainage map and report requirements in the FCSCM. The drainage memo will need to be upgraded to a drainage report, both formatting and content. See redlines for more information. 5 Northern Response: A drainage report has been prepared with this submittal following the stormwater criteria manual checklist. Comment Number: 2 06/20/2023: FOR HEARING: Please show the existing, proposed, and future storm mains on the Master Utility Plan. Northern Response: Approximate locations of proposed and future storm drains have been added to Master Utility Plan. Comment Number: 3 06/20/2023: FOR HEARING: Provide in the drainage report an impervious area and water quality treatment exhibit for the ODP. Specifically, it needs to be shown which properties are responsible for treating the adjacent N Mason roadway areas. Northern Response: An exhibit has been added to the drainage report showing which future development is responsible for treatment of the adjacent Mason Street. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 1 06/19/2023: FOR HEARING: To reduce redundant comments between the ODP and FDP, comments regarding water and wastewater utilities will be focused primarily on the FDP. Please update the ODP plans as the plans for the FDP are updated through the review process. Northern Response: We will respond to comments on FDP comment letter. Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 06/14/2023: INFORMATION: No comment from Erosion Control on ODP, all comments will be provided at PDP/FDP level. Northern Response: Erosion control plans have been provided with the FDP submittal. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 06/05/2023: FOR HEARING: According to Section 2.3.2(H)(3)(5) of the Land Use Code, "the overall development plan shall show the general location and approximate size of all natural areas, habitats and features within its boundaries and shall indicate the applicant's proposed rough estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E)." The plans will need to include approximate buffer zones for Dry Creek and the riparian forest, and any other 6 wetlands or natural features present on the site. Please include the following note on the ODP: "This Overall Development Plan shows the general location and approximate size of all natural areas, habitats, and features within its boundaries and the proposed rough estimate of the natural area buffer zones as required by Land Use Code Section 3.4.1(E). Detailed mapping of the site's natural areas, habitats, and features will be provided at the time of individual PDP submittals. General buffer zones shown on this ODP may be reduced or enlarged by the decision maker during the PDP process." Ripley Response: Note is included on ODP site plan. Comment Number: 2 06/05/2023: FOR HEARING: Dry Creek, trees, and showy milkweed were items discussed in the ECS to be protected. A Natural Habitat Buffer Zone of 100' from Dry Creek was noted, however, make sure it is shown for the entire section of Dry Creek for the plan. Please revisit the plans to ensure the Natural Habitat Buffer Zone includes the southern and southeast portion of Dry Creek and the riparian forest. Ripley Response: 100’ buffer from Dry Creek is shown for the entire section. Comment Number: 3 06/05/2023: FOR HEARING: Please add the following statement to the notes on any sheets of the ODP, Master Utility Plan and Master Drainage Plan that show the Natural Habitat Buffer Zone: "Please see Section 3.4.1 of the Land Use Code for allowable uses within the natural habitat buffer zones." Ripley Response: Note is included on ODP site plan. Northern Response: Natural Habitat buffer zone linework and notes have been added to the master utility and master drainage plans. Comment Number: 4 06/05/2023: INFORMATION ONLY: If the project progresses to the final development plan stage, Development Agreement language regarding the natural features on site will be provided. Ripley Response: Understood. We will continue to track this item. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 1 06/21/2023: INFORMATION: Light and Power does not have any concerns or comments regarding the Overall Development Plan. Northern Response: Thank you Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 7 Topic: General Comment Number: 1 06/19/2023: INFORMATION: PFA has no comments for the ODP. Please see FDP for all comments. Northern Response: Thank you Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 06/20/2023: No comments Ripley Response: Noted. Thank you. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 06/15/2023: FOR FINAL APPROVAL: We have no comments but will need to see any future submittals. Ripley Response: Understood.