Loading...
HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE PROJECT - FDP230016 - 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 North College 1311, LLC 262 E Mountain Ave Fort Collins, CO 80524 RE: Mason Street Infrastructure Project, FDP230016, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Mason Street Infrastructure Project. 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_FDP_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. 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 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. 3 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. 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 up-to-date findings of Eligibility and the Site Plan indicates none are proposed for demolition/significant redevelopment. Ripley Response: Understood, thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 06/19/2023: FOR HEARING - REVISED: The proposed horizontal curve radii and vertical curve K-values for Mason Street are all substandard. We will need to discuss any possibilities to get these design criteria closer to the LCUASS minimum standards. Ultimately, if the design cannot meet the minimum collector standards, then you will need to submit variance requests for each of these standards. We will need to discuss mitigation measures to keep vehicles from traveling too fast, since the design speed will not be the typical 40 mph for a collector street. Before submitting variance requests, please ensure that the design meets or exceeds the minimum criteria associated with a design speed of 30 mph, as outlined in LCUASS Table 7-3. Northern Response: Per the email on 9/7 we are designing a 25mph criteria and modified street section. A variance has been provided. Comment Number: 2 06/19/2023: FOR HEARING: Please provide more information about the utility cover for the storm crossing depicted on sheet R2 of the utility plans. It seems unlikely that this cover meets the minimum 2-foot depth below the scarified subgrade elevation, as outlined in LCUASS Section 12.2.2. Please make every effort to meet the minimum cover requirement. If needed, we can discuss the possibility of a variance request. Northern Response: The storm drains have been lowered and meet the city depth requirements. A variance is not needed. 4 Comment Number: 3 06/19/2023: FOR HEARING: The plat indicates a 3-foot power line easement to be vacated by the plat. Are there existing utilities in this easement? If so, then the easement cannot be vacated by the plat. The easement will need to be preserved until the utilities have been removed, and then the easement can be vacated by separate document. Northern Response: 3-ft Powerline easement will be vacated by separate document once the line has been relocated to the proposed utility easement that runs adjacent to the south property line. Comment Number: 4 06/19/2023: FOR HEARING: An offsite utility easement will be required for the utility work in the offsite portion of Mason Street, south of the plat boundary. Letters of Intent from the impacted property owners will be required prior to scheduling the hearing for the project. Please submit a legal description and sketch for the easement with the next round of review. Be sure to include a closure report. Northern Response: Legal descriptions for offsite utility, drainage, and access easements have been provided with this submittal. Per discussions with City staff, we understand the city will be responsible for coordinating with adjacent property owners fo r the sanitary and storm easements. It is still being discussed with city staff on who is responsible for acquiring the utility eas ement being dedicated for the waterline loop to Hickory. Comment Number: 5 06/20/2023: FOR HEARING - REVISED: Since this project is dedicating the entire right-of-way width for Mason Street, the project is responsible for constructing the ultimate cross-section for Mason Street. The developer will be reimbursed by the City for oversizing certain street elements from the local street widths to collector widths. We will need further discussion about whether the east sidewalk can be deferred, but at a minimum, the project will need to construct the Mason Street cross -section from the west sidewalk through the east curb and gutter. Whether or not the east sidewalk is constructed now, it will need to be designed in the ultimate location. The design will need to consider whether the impacts to existing trees can be minimized. Northern Response: Understood. The entire Mason Street cross section is being proposed with this project. The cross section has been approved by city staff to be a “Industrial Local without Parking” with north and southbound bike lanes. The sidewalk alo ng the east side of Mason Street will be shown as future. A portion of the sidewalk with be built with the development of Lot 3 and the remaining portion will need to be built by the city along the existing road side ditch (Tract A). Comment Number: 6 06/20/2023: FOR HEARING: This project is responsible for improvements along Hibdon Court, including but not limited to sidewalk, tree parkway, and curb and gutter. All improvements will need to be in the ultimate location, including curb and gutter on the north side of the street. Northern Response: Per discussions with City staff this project will only be responsible for extending the sidewalk along the south side of Hibdon to the Mason intersection. When Lot 3 develops the owner/developer will be responsible for improving their hal f of the ROW. Comment Number: 7 06/20/2023: FOR HEARING: Please fill out and submit the Information for Development Agreement form with the next round of review. 5 Applicant Response: The development agreement form has been filled out and submitted with this round of review. 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. Subsequent comments provide within the ODP. Ripley Response: Understood, thank you. Comment Number: 2 06/20/2023: FOR HEARING: With the interim construction of Mason, you will need to show the signing and striping that will be provided. If parking is only allowed on one side, signs will need to be placed restricting the other side, even in the interim. How this ties into the existing portion of Mason to the south will also need to be detailed. Northern Response: Interim and ultimate signage and striping sheets have been added to construction plans for Mason Street. Per discussion with Engineering Staff there will be no parking allowed on Mason St. Comment Number: 3 06/20/2023: INFORMATION: We requested a phasing plan within the ODP and want to point out that the sidewalk along the south side of Hibdon will be required with the development of the FCRM, even if the east lot is not developing. Northern Response: A phasing schedule has been added to the ODP documents showing what will be constructed with the future development of each lot. The south sidewalk along Hibdon has been added to the construction plans. Comment Number: 4 06/20/2023: FOR HEARING: ADA ramps will need to be provided at the intersection of Mason and Hibdon. In the interim, the ramps on the west side should be shown. Northern Response: ADA ramps have been added to the intersection of Mason and Hibdon. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 06/19/2023: FIRE APPARATUS ACCESS – IFC 503.1.1: Fire access will be required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. As the lots develop, additional access roads may be required. 6 Northern Response: Fire access will be planned and checked with the development of Lots 2 & 3 Comment Number: 2 06/19/2023: FIRE LANE SPECIFICATIONS: A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. Be designed as a flat, hard, -allweather- driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required- to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified- by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Northern Response: Fire access will be planned and checked with the development of Lots 2 & 3 Comment Number: 3 06/19/2023: WATER SUPPLY : Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 (1000 gpm at 20 psi residual pressure) is required within 300 (400) feet of any commercial (residential) building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). As the lots develop, additional hydrants may be required. Northern Response: Fire hydrants have been added to meet hydrant spacing requirements. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 06/20/2023: FOR HEARING: Provide a future or ultimate condition utility plan showing the future storm mains. 7 This includes the Hickory pond outlet pipe on the south side of the site and the Hickory pond inlet pipe in the north side of the site. Northern Response: The ODP shows the future/ultimate outfall for Hickory Pond. We are not showing a inlet pipe on the north side of the site because there is limited cover, we don’t know capacity requirements, and the 100 -yr WSEL of Hickory Pond will greatly impact this pipe. For this package we are showing the reconstruction of the offsite storm line within the existing road side swale (Tract A) to the College Ave storm line. We are dedicating new easements for this storm line. The existing storm line is a City of Fort Collins facility that has not been maintained. As such, our team believes that the City is the responsible party for constructing the new line. We understand that the City has not made a final determination on this item though and that additional discussions are likely Comment Number: 2 06/20/2023: FOR HEARING: The downstream storm drain system needs to be investigated further by the development team. Our investigation work has concluded that this pipe system is not connected to the College Ave storm system and simply terminates underground between N Mason and N College. The FCRM design team will need to perform the following next steps: a) Survey and profile the existing system. b) Redesign under new alignment (see redlines). c) provide flow calculations and pipe sizing recommendations. We will need to meet with you to discuss easement acquisition and construction timing. Likely the FCRM contractor will end up constructing but can be discussed further. Northern Response: An offsite storm drain sheet has been added to construction plans. Existing storm drain has been surveyed and per meeting with city staff on 9/28 the storm drain will be rebuilt to provide positive slope. We are not modifying the size of pipes and we are increasing flow capacity by adding positive slope and providing an outfall. No hydraulic calculations have been provid ed which was discussed with city staff on 9/28. Comment Number: 3 06/20/2023: FOR HEARING: The proposed grading in the future Hickory Pond should be minimized to the extent possible. After internal disucssion and coordination, we do not want the undulating bottom and dry well approach. (This was a neat idea). Please see what you can do to provide a pond bottom slope at 0.5% and provide an underdrain system. Feel free to send a concept grading plan or mark up over to me directly for feedback. Northern Response: Dry wells have been removed from the interim Hickory Pond and the outfall elevation has been lowered as much as possible. Only a 0.15% slope is possible with the interim elevations of the pond due to the tie -in elevations at the north and southeast property lines. Due to tie in elevations, it is not possible to install an underdrain system. Comment Number: 4 06/20/2023: FOR HEARING: After internal disucssion and coordination the N. Mason roadway adjacent to the site should drain to the interim and final Hickory Pond. The current drainage plan mostly provides this. Please see the redlines for areas we would like to see drain to the Hickory Pond if possible. Northern Response: A response has been added to redlines about the areas mentioned along Mason St. We have routed as much runoff as possible to the Hickory Pond. Due to the 4980 HWEL some locations along Mason Street will not be able to drain to t he Interim or ultimate Hickory Pond without water encroaching the adjacent street. The locations where Mason Street cannot drain to Hickory Pond have been detailed out and described in the Drainage Report section IV. A. 5. 8 Comment Number: 5 06/20/2023: FOR HEARING: Provide existing topographic contours 50-feet beyond the site limits. Specifically concerned about the topography and grading tieins - along the northern property boundary. Northern Response: The existing topography has been extended 50-ft past the boundary Comment Number: 6 06/20/2023: FOR HEARING: Will the proposed grading, both east of N. Mason St and along the north side of the site, be performed without removing the existing trees? Please review grading and landscape plans and provide response and/or revised plans accordingly. Northern Response: Yes, we will limit grading around these two areas as much as possible. Limits of disturbance have been added around these areas. Ripley Response: The applicant team has collaborated with City staff in providing a new alignment to Mason Street that helps in further limiting disturbance along the east edge in order to preserve the existing trees. Comment Number: 7 06/20/2023: FOR HEARING: Regarding the proposed swale on the north end of the site, please review the design and grading and revise as necessary. Provide swale sizing calculations and revise design to meet the minimum (or better) swale requirements in the FCSCM Ch 9, Section 5.0 Northern Response: Swale calculations have been provided with this submittal. Comment Number: 8 06/20/2023: FOR HEARING: Where is the Hickory Pond overflow spillway going to be located? Please show on the plans and on the revised grading. In the drainage report, please discuss the different water surface elevations in this pond and the freeboard conditions. Northern Response: The overtopping location for the Hickory Pond will be along Mason Street ROW. Section IV.A.4 of the Drainage Report clarifies water surface volumes/elevations required for the on -site detention and water quality. The city will be responsible for analysis of offsite runoff and the ultimate design for the Hickory Pond spillway. Comment Number: 9 06/20/2023: FOR HEARING: The plat and utility plans contain notes about a “UPRR easement.” Please provide the documentation that you have turned up regarding this easement (such as previous agreements and easement deeds) for our review. Can you confirm this easement can be vacated with the Plat? The City wants to receive clean title to Lot 1. Northern Response: Documentation for Easement has been provided with submittal. Comment Number: 10 06/20/2023: FOR HEARING: Drainage easements must be provided for a) the drainage swale at the north end of the site and b) the future storm pipe between Hibdon Court and Hickory Pond. Northern Response: A drainage easement has been provided along the north property line for a possible future storm drain. Comment Number: 11 06/20/2023: FOR HEARING: 9 On the Landscape Plan - Show proposed and ultimate (future) utilities. Specifically, the future stormwater mains. Ripley Response: Utilities, including future stormwater mains, are shown on the landscape plan. Comment Number: 12 06/20/2023: FOR HEARING: Future development of adjacent lots, east of Mason, will either a) need to connect to Hickory Pond, or b) provide onsite detention in the future. Please consider if a connection for Lot 3 drainage, to the Hickory Pond, can be made with this project. Please include this information in the drainage report. Northern Response: It will be extremely difficult if not impossible for Lot 3 and Hibdon Court to connect to Hickory Pond due to existing elevations and the anticipated 100 -yr WSEL in Hickory Pond. However, a drainage easement has been provided along the north property line of Lot 2 so that a future storm drain could potentially be installed here. As it currently stands Lot 3 a nd Hibdon will have to provide on-site detention in the future and discharge into the existing road side swale until the ultimate Hickory Pond outfall is designed. Lot 3 is responsible for the design of their onsite detention pond, not the ultimate Hickory Pond outfall. Comment Number: 13 06/20/2023: FOR HEARING: Include an impervious area and water quality treatment exhibit for the infrastructure project. Northern Response: An impervious area exhibit and water quality treatment exhibit has been provided with submittal. Comment Number: 14 06/20/2023: FOR HEARING: Report and discuss groundwater elevations in the drainage report. Northern Response: Groundwater information has been added to drainage report see Section I.B.5. Comment Number: 15 06/20/2023: FOR HEARING: Please see redlines of drainage report, utility plans, and landscape plan for more comments. Northern Response: Responses have been added to attached redlines. Comment Number: 16 06/21/2023: FOR HEARING: Please provide an exhibit comparing the Hickory Pond grading between the previous City provided grading and the proposed FCRM project grading. Specifically, please highlight and compare the 4980 WSEL contour. Northern Response: An exhibit has been provided showing a comparison of interim Hickory Pond and grading exhibit provided by the city. See Appendix B.1. Department: Water-Wastewater Engineering Contact: Matt Simpson Topic: General Comment Number: 1 06/19/2023: FOR HEARING: The sanitary sewer will need to be 5-ft from the curb and gutter at the intersection of Hibdon and Mason. To create the necessary space, please 10 move the water main tee west and place a valve on the south extension. The northern extension should consist of a valve followed immediately by a cap to avoid running under the existing curb and gutter. Northern Response: Road alignment and utility locations have been revised and meet the 5 -ft spacing requirement. Comment Number: 2 06/19/2023: FOR HEARING: The proposed tie in location for the southern water main in Hickory has a lowering in preparation for the future outfall of Hickory Pond. Therefore, please move the proposed tie in location to the east of the lowering. The approximate location of the lowering is the valve shown just east of the currently proposed tie in location (see redlines). Northern Response: The water main location has been adjusted to the east side of the existing tee in Hickory. Comment Number: 3 06/19/2023: FOR HEARING: Please see redlines for the desired sewer configuration by the existing 36 -inch water main. The existing manhole should be moved 10-ft north to provide necessary separation between the sewer and 36-inch water main. Please refer to comment #4 for discussion on easements regarding the sewer. Northern Response: A sanitary manhole and connection has been proposed north of the 36 -inch water main. Easements by separate document have been included with this submittal. Comment Number: 4 06/19/2023: FOR HEARING: The City will consider aiding in procuring the necessary offsite easements for the proposed sanitary sewer running parallel to the 36-inch water main. The City will need further internal discussion to determine the next steps. Northern Response: Legal descriptions of offsite easement have been provided with submittal and the city will be responsible for coordination with adjacent property owners. Comment Number: 5 06/19/2023: FOR HEARING: Along the N Mason road way, from the limits of the property development to Hickory, a utility easement will need to be dedicated for the water main. Currently only an access easement exists. A 20 ft easement will need to be procured for the water main all the way to the ROW in Hickory. This will need to be the developer’s responsibility to obtain but may overlap with the existing Access Easement. Northern Response: Legal descriptions of offsite easement have been provided with this submittal. It is still being discussed with city staff on who is responsible for acquiring the access easement. Comment Number: 6 06/19/2023: FOR HEARING: The sanitary service lines can only tap into a manhole if the service lines are 8 -inches or bigger. 4-inch and 6-inch services should tap or wye to the pipe directly. Northern Response: Sanitary sewer services have been downsized to 6-inch. Sanitary sewer main and services have been revised and labeled. Comment Number: 7 06/19/2023: FOR HEARING: 11 The City has committed to a developer repay for the sanitary sewer improvements. More discussion will be needed to determine the next steps in this process. The developer will be responsible for sewer main cost proportional to the length require to serve the site from the existing Hibdon Ct system (352LF of sewer, and 4 sewer manholes)-. This was scenario was shown on presubmittal utility plans on 12/6/2022. The City will be responsible for the cost of the remainder. Northern Response: Thank You Comment Number: 8 06/19/2023: FOR APPROVAL Please obtain an accurate locate of the 36 -inch water main, as it appears that the alignment of the line is different than what our GIS data shows. Please submit for an 811 ticket and then forward to us for coordination to assist . Northern Response: The 36-inch water main has been located and surveyed within the project boundary by Rocky Mountain Utility Locating. Prior to next submittal pot hole information will be provided for offsite portion of the 36” AB water main. We are currently utilizing design information from “Northeast Loop Water Line” construction documents for the portion of 36” AB offsite. Comment Number: 9 06/19/2023: FOR APPROVAL: Please see redlines. Northern Response: Responses have been added to redlines Comment Number: 10 06/21/2023: FOR FINAL PLAN: How will irrigation be provided for the N Mason street trees? A hydrozone plan including the frontages will need to be provided for one of the projects – eg. Either the Infrastructure (P/F) project or the future Fort Collins Rescue Mission (FDP) Northern Response: A 1” irrigation tap has been provided on construction plans. Ripley Response: Irrigation will be provided along Mason Street. An irrigation plan is currently being designed and shall be submitted with the next round of review. Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 06/14/2023: FOR HEARING: Please provide Erosion Control Plan and report for the infrastructure plans with any future submittal. Northern Response: Erosion Control Plan and report have been provided with this submittal. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 1 06/21/2023: FOR APPROVAL: Any existing and/or proposed Light and Power electric facilities that are within 12 the limits of the project must be located within a utility easement or public right-of-way. Please see markups. Northern Response: Utility easements have been added to any proposed electric lines Comment Number: 2 06/21/2023: FOR APPROVAL: Please see markups for options for the relocation of our electrical facilities and reach out with any questions. Northern Response: Responses have been added to redlines Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 06/06/2023: INFORMATION ONLY: A security will need to be collected for the installation and establishment of the Natural Habitat Buffer Zone, as per the approved plans and Development Agreement. Please note the developer typically provides an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor and irrigation. We then use the approved estimate to collect security at 125% of the total amount. Comment Number: 2 06/06/2023: FOR HEARING: Please add a table to the site plan that includes the following: - amount of buffer area that would be required (100' buffer from the ditch top of bank; 50' buffer from riparian forest) - amount of buffer area provided on these plans - minimum buffer distance - maximum buffer distance - average buffer distance Applicant must add a sheet to the landscape plan that shows the simplicity of the NHBZ existing and proposed – similar to exhibits submitted to staff in-between rounds of review. Provide a table with area of NHBZ, added mitigated NHBZ, and removed NHBZ. Please provide a map of this as well. When the sheet is added, line work can be simplified throughout the landscape plan to only show the NHBZ proposed (and not exiting NHBZ features). Ripley Response: NHBZ exhibit has been added to plan set. Buffer area table is included on this sheet for your review. Comment Number: 3 06/06/2023: FOR HEARING: The Natural Habitat Buffer Zone will need to be portrayed and labeled on the site, grading, utility, and landscape plan at the time of PDP submittal. Ripley Response: The proposed NHBZ is shown on the plans. Comment Number: 4 13 06/06/2023: INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on -site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970 - 416-4251 or dsuckling@fcgov.com Comment Number: 5 06/06/2023: FOR HEARING: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low -water-use plants and grasses in landscaping or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf . Ripley Response: Thanks for providing these resources. The current design of the Mason Street Tree Lawn is per City requirements, and the disturbed areas to the west are proposed to be reseeded with a City of Fort Collins recommended native seed. Comment Number: 6 06/06/2023: FOR HEARING: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Ripley Response: The turf species as listed in the Landscape notes on the cover sheet is ‘Vortex’ Texas bluegrass hybrid by K orby Sod. It is a proprietary blend and the specific percentages are unavailable. Comment Number: 7 06/06/2023: FOR HEARING: The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all necessary information, including photometric plans, to demonstrate compliance. Ripley Response: No lighting is being proposed with this project. Photometric plans will be provided with the subsequent lot project development plans. Comment Number: 8 14 06/06/2023: FOR HEARING: Site light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)]. Ripley Response: No lighting is being proposed with this project. Photometric plans will be provided with the subsequent lot project development plans.. Comment Number: 9 06/06/2023: INFORMATION ONLY: All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and down -directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/amareportaffirmshumanhealthimpactsfromleds/ Ripley Response: Thank you for providing these responses. Comment Number: 10 06/06/2023: INFORMATION ONLY: This site is not currently located within a 10-minute walk of any parks or natural areas, which is a priority of the Nature in the City Strategic Plan. Incorporating secluded areas, seating and/or gathering spaces as part of the project would serve as an amenity for the site and give residents an opportunity to access and connect with nature. Ripley Response: Thank you for highlighitng this. Any subsequent project development plans shall take this into consideration . Comment Number: 11 06/06/2023: FOR HEARING: This project will need to conform the buffering requirements required by the ODP and LUC 3.4.1 Ripley Response: The applicant team has reviewed and acknowledged the extents of the existing buffer area and has proposed th e mitigated area within the future regional stormwater facility lot. Once the City builds the detention facility to full capaci ty, the detailed design of the buffer areas shall be necessary. Comment Number: 12 06/06/2023: FOR HEARING: Future detention basins located in NHBZs must be naturalistic to NHBZ standards. At least a conceptual level design will be needed for Hearing. The detention pond design at a minimum must have varying side and bottom slopes, no concrete trickle channels, and a diversity of vegetation. Ripley Response: At this time only the proposed buffer areas is delineated on the plans. Once the City builds the detention facility to full capacity, the detailed design of the buffer areas shall be necessary. In the interim, a native seed is proposed that is appropriate for the landscape. 15 Northern Response: The Interim Hickory Pond has been graded with varying side slopes and no concrete trickle channel. Comment Number: 13 06/06/2023: FOR HEARING: 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 and vegetative cover to ensure the natural features are successfully replaced at a 1:1 minimum. The mitigation plans should be specific to the strategies of restoration deployed across the entire site and adjacent site, e.g., enhancement of existing sites, reallocation of natural features 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. Ripley Response: At this time only the proposed buffer areas is delineated on the plans. Once the City builds the detention facility to full capacity, the detailed design of the buffer areas shall be necessary. In the interim, a native seed is proposed that is appropriate for the landscape. Also, a 1:1 mitigation value is proposed for the area being relocated. Comment Number: 14 06/06/2023: FOR HEARING: Applicant must add NATIVE SEED NOTES and Natural Habitat Buffer Zones notes specific to the NHBZ mitigation areas. 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). Ripley Response: Native seed notes and Natural Habitat Buffer Zone notes are included on the landscape plans. Upland seed mix from the City of Fort Collins seed mix list has been specified. Comment Number: 15 06/06/2023: FOR HEARING: 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 ***The plans that you submit will be included as an exhibit to the development agreement. ***Abbreviated plans – In addition to the full plans to be included as an exhibit to the development agreement, language on the landscape plan needs to reference weed management, adaptative management, and restoration. The landscape plan will highlight via text not graphically what the bottom line work will include. Ripley Response: At this time only the proposed buffer areas is delineated on the plans. Once the City builds the detention f acility to 16 full capacity, the detailed design of the buffer areas shall be necessary. In the interim, a native seed is proposed that is appropriate for the landscape. Also, a 1:1 mitigation value is proposed for the area being relocated. Comment Number: 16 06/06/2023: INFORMATION ONLY: 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. 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%). Ripley Response: Noted. Comment Number: 17 06/06/2023: FOR HEARING: Ensure landscape plan/ planting mix clearly shows the area of seed dedicated NHBZ proposed mitigation areas. ensure that there is not confusion or accidental planting of ornamental species within NHBZ proposed mitigation areas Ripley Response: Native seed is shown throughout the proposed mitigation area. No ornamental species are proposed in this area. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 06/20/2023: FOR NEXT ROUND Thank you for providing the Landscape, Tree Protection, and Street Tree Notes on the Site plan. Please also include the Street Tree Permit Note on each page of the Site plan since street trees will be planted with this project. Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Ripley Response: Street tree permit note has been added to landscape plans. 17 Comment Number: 2 06/20/2023: INFORMATION: Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Ripley Response: Understood. Separations are being met. Comment Number: 3 06/20/2023: INFORMATION: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Ripley Response: Understood. Only shade trees are proposed in this submittal. Comment Number: 4 06/20/2023: INFORMATION: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Ripley Response: Understood. Trees are spaced 30’-40’ apart where utilities/light poles allow. Comment Number: 5 06/20/2023: INFORMATION: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Ripley Response: Understood, parkway is 8’ wide. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 06/20/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Comment Number: 2 06/20/2023: FOR FIRST FDP ROUND: Please add note to landscape plans: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right-of-way along the portion of N Mason St that abuts the Property as shown 18 on the Final Development Plan Documents. This obligation may be assigned to a home owners association duly constituted pursuant to Colorado state law, however, should such home owners association be dissolved, the obligation shall become that of the Developer or its successor(s) in interest. Ripley Response: Note has been added to the landscape notes. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 06/13/2023: FOR HEARING: Please describe in detail if any landscape or irrigation will be involved in this project. Irrigation plans require an irrigation review of the components and installation process. Direct questions concerning irrigation requirements to Eric Olson, at 221 -6704 or eolson@fcgov.com Ripley Response: Irrigation plans will be provided with the next round. 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 Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 06/20/2023: FOR HEARING: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern Response: Responses have been added to redlines.