Loading...
HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE PROJECT - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 1 fu 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 October 31, 2023 North College 1311, LLC 262 E Mountain Ave Fort Collins, CO 80524 RE: Mason Street Infrastructure Project, FDP230016, Round Number 2 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. Comment responses: 11/06/2023 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 DESIGN: Understood, Thank you. Comment Number: 2 2 06/02/2023: SUBMITTAL: 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. 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 DESIGN: Understood, Thank you. 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 DESIGN: Understood, Thank you. 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-Aut oCAD.html RIPLEY DESIGN: Understood, Thank you. 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 DESIGN: Understood, Thank you. 3 Comment Number: 6 06/02/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RIPLEY DESIGN: Understood, Thank you. 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. RIPLEY DESIGN: Understood, Thank you. 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 DESIGN: Understood, Thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 4 10/24/2023: FOR HEARING - UPDATED: Thank you for submitting legal descriptions for the offsite easements. Either the developer or the City will need to procure letters of intent from the impacted property owners before the hearing will be scheduled. I understand that the City may be assisting with this process. Please note that I am not involved in the easement procurement process, since my role in this project is strictly to review the proposed development plans. APPLICANT: Understood. NORTHERN ENGINEERING: Northern Engineering has begun having informal conversations with the property owners (Big Deal Tire and Wheel and Auto Trends) for the Drainage Easement and Utility Easement that runs west-east across their existing parking lot. Northern Engineering was given the green light to engage in these conversations from Ralph Campano. The water line loop is still being discussed with city leadership. 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. Comment Number: 8 10/23/2023: INFORMATION: Three variance requests have been approved by the City Engineer on October 4 23, 2023. The topics of the approved variance requests are centerline radii, vertical curve K-values, and Mason Street cross-section. NORTHERN ENGINEERING: Thank you. Comment Number: 9 10/24/2023: FOR RECORDING: Please provide a Statement of Authority for Cheryl A. Zimlich to sign the Development Agreement on behalf of N College 1311, LLC. If you need a copy of the form to fill out for the Statement of Authority, please email me to request the form. APPLICANT: Attached. Comment Number: 10 10/30/2023: FOR HEARING: Please continue the flowline design of Mason Street all the way to Hickory Street. Refer to LCUASS Sections 7.4.1.A.8 and 7.4.1.B.8 for guidelines on the continuance of horizontal and vertical alignment design beyond the edge of proposed construction. NORTHERN ENGINEERING: The flowline design for Mason Street has been extended per city code. Comment Number: 11 10/31/2023: FOR RECORDING: There are a few additional LCUASS Construction Drawings that should be added to the detail sheets. Please see my redlines. NORTHERN ENGINEERING: The additional LCUASS details have been added to detail sheets. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 10/30/2023: INFORMATION: The updated TIS has been received, reviewed and general conclusions accepted. 06/20/2023: FOR HEARING: The Transportation Impact Study has been received. Subsequent comments provide within the ODP. Comment Number: 2 10/30/2023: FOR HEARING - UPDATED: See redlines for signing and striping. NORTHERN ENGINEERING: Responses have been added to redlines. 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. 5 Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 10/27/2023: FOR HEARING - UPDATED: Based upon the provided materials we were not able to determine if erosion control materials need to be supplied. How much area is going to be disturbed with your project? (please provide a map outlining the area anticipated to be disturbed along with the calculation of area to help support this total). Due to the proximity of this project to existing natural areas and features, Erosion and Sediment Control plans need to protect to the extent possible exiting natural features that are being preserved. Please provide protection measures for demolition activities as well as all off-site utility and grading work associated with this project. Please address redlined comments on the Erosion Control Plans and on the Erosion control escrow calculations page. NORTHERN ENGINEERING: The Limits of disturbance have been added to erosion control sheets and area summary table. BMPs from ‘initial’ phase of construction have been added to demolition sheet as needed. Responses have been added to redlines. 06/14/2023: FOR APPROVAL: Please provide Erosion Control Plan and report for the infrastructure plans with any future submittal. Topic: Fees Comment Number: 2 10/27/2023: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. A fee estimate will be provided once the total disturbed area extent is established with future submittals. NORTHERN ENGINEERING: The calculations chart has been added to the erosion control plan with required information. APPLICANT: Understood Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 10/31/2023: FOR HEARING - UNRESOLVED: The future (or ultimate) condition storm mains, on both the north (inlet) and south (outlet) sides of Hickory Pond, need to be shown on these plans. This is so that other utility designs and landscaping designs (trees) can be plan around the 6 plans for future infrastructure. These can be shown in a solid grey line and labeled “future by City”. Please discuss with me if there are any questions or concerns. See redlines for more information and also the “North Mason 60% Drainage Design Plans”. NORTHERN ENGINEERING: There is now a 30’ Storm Sewer Easement along the north side of Lot 2 that will allow the city future access to install the future storm mains. The Ultimate Hickory Pond outfall is an “Additional Benefit” that involves master planning of this region and thus is not shown on the Mason Street Infrastructure package. 06/20/2023: FOR HEARING: Provide a future or ultimate condition utility plan showing the future storm mains. 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. Comment Number: 2 10/31/2023: FOR HEARING – UPDATED: Thank you for the survey and design work for the downstream storm main. From what we can tell, it appears that the existing defunct system is a remnant of an abandoned irrigation system that also intercepted surface drainage. This project will need to design and construct the “interim” storm outlet for the project. This “interim” storm system will really be quasi -permanent as the City’s plans to construct the ultimate outlet along N Mason corridor may be 10 to 20 -years in the future. Any discussion on cost sharing- or funding will need to occur between leaders of both organizations. Typically, development projects are responsible to provide a drainage connection to an “adequate public facility.” In this case the N College Ave storm drain system would be considered the “adequate public facility.” **Engineering comments related to this item will continue in comment 17 below.** NORTHERN ENGINEERING: Per discussions with city staff an interim storm connection has been designed to the N College Ave storm system. This is a “Joint Responsibility and Benefit” for both the city and future development of Lot 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. Comment Number: 3 10/31/2023: FOR HEARING - UPDATED: Hickory Pond - Based on discussions between submittal round 1 and round 2, the Stormwater Dept is agreeable to an “earthwork volume balance” approach to enlarging the Hickory detention pond. The current understanding is that the round 2 grading plan is within 10% of volume balance (10% cut more than necessary). It also appears the Hickory detention pond will be brought to ~90% of the ultimate condition volume. As such it appears that the Hickory Pond improvements will be closer to permanent than interim conditions and some additional refinement will be necessary. The following list presents items to be done and/ or refined: 7 a) The ultimate condition pond WSEL should be refined. There is the potential that this could be lower than the current 4980 elevation. The process to do this will be as follows: i. Developer to provide updated ultimate condition grading plan using el. 4972.8 as the ultimate invert and 19.8 ac -ft as the master plan storage volume. (For reference, the master plan assumed a 100 -yr WSEL of 4979.8). ii. Developer to provide City with updated stage-storage table. City will re-run master plan SWMM model and confirm ultimate WSEL. NORTHERN ENGINEERING: A stage storage for the Ultimate Hickory Pond design was supplied to city staff in November of 2023 so they could update the City SWMM model. This is an “Additional Benefit” and falls within master planning purview and should not be required of the developer. For the Mason Street Infrastructure package the elevation of 4980’ has been used as the top of freeboard. The west and east side of the interim pond have elevations of 4979’ which ties into existing and does not alter historic flow paths. There is a berm along the south side of the pond set at 4980’ which will protect downstream neighbors and route emergency overflows to the proper locations. See updated grading and drainage exhibit for additional clarification. b)Pond access path to the outlet structure and pond bottom needs to be 15 -ft wide, 40T rated, 10% max. Please incorporate this to the grading plan. We can discuss surface material in future rounds. (gravel geo grid may be an option.) NORTHERN ENGINEERING: The grading plan is now showing a gravel geo grid to the bottom of the interim pond. This is an “Additional Benefit”. This will likely need to be removed and replaced at the time of the Ultimate Hickory Pond installation. The geogrid is also being used as the slope stabilization for the emergency overflow path instead of putting a temporary concrete weir here. a) Provide overtopping spillway with hardened overflow weir at the crest. NORTHERN ENGINEERING: This is an “Additional Benefit”. The pond design isn’t known, the flows aren’t known, the emergency routing after the spillway is unknown, therefore the weir design can’t be done right now. However, the emergency spillway has been reinforced with geogrid and erosion control blankets. b) Provide embankment cross sections at key locations. See redlines. NORTHERN ENGINEERING: Cross section of Hickory Pond has been included in construction plans. Responses have been added to redlines. c) An underdrain system needs to be provided. With the storm drain reconfiguration comments (see Comment 17 and redlines), I have estimated that the outlet pipe invert may be able to be lowered about 0.75 -feet which would help grades for an underdrain system. Please feel free to discuss further with me. NORTHERN ENGINEERING: The underdrain system is an “Additional Benefit” but has been provided with submittal. f) The “transfer” of NHBZ requirements to the City pond parcel will need further coordination and discussion regarding the identification, documentation, and monumentation of these requirements for the ultimate implementation of the future pond. RIPLEY DESIGN: Based on discussions with City management and staff, the planting requirements for the NHBZ will be paid for in escrow and will be installed when the regional storm water facilities are built. The landscape design will be shown on the plans for pricing of the escrow and future installment by the City. g) The proposed Plat shows a new 20-foot drainage easement on the south edge of Lot 1 (pond parcel). I am not sure Stormwater Dept wants this. Please explain what this is for. NORTHERN ENGINEERING: This was a typo and the 20-ft drainage easement callout has been removed from the Plat. 8 **Please continue to coordinate closely with me on these items. **The Stormwater department will have further internal meetings to refine final design of the interim pond. Additional comments or items may occur in future rounds of review. 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 ENGINEERING: Grading has been revised in this area to avoid the existing trees and coordinated with Ripley. There is now a 30’ easement along the north side to help preserve these trees. Comment Number: 6 10/31/2023: FOR HEARING - UNRESOLVED: - The trees east of Mason have been addressed. - The trees north of FCRM site (Lot 2) have not been addressed. I am not sure these trees can survive with a 4:1 cut slope for the adjacent swale. Please revise the plans or explain if these trees can remain. RIPLEY DESIGN: The plans have been revised to move the rain garden and reduce the slope in this area to preserve these trees. 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. Comment Number: 7 10/31/2023: FOR HEARING – UPDATED: **Comment revised** - On the Developer property provide a cross section for the north edge swale. - This swale section on (future) City property is too incised. Please revise with either option: a) Widen concrete pan to 4 -feet and max side slopes at 4:1. OR b) Use culvert (100-yr) instead, through this section. NORTHERN ENGINEERING: We are proposing Option B. A culvert has been provided with this submittal. 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 Comment Number: 8 10/31/2023: FOR HEARING – UNRESOLVED: The Hickory Pond will be installed to 80 -90% of ultimate conditions and the upper stages will essentially be ultimate conditions. As such, the permanent overflow should be installed with this grading. The requirements are to convey 100% of the peak inflow rate over the spillway with 6-inch max flow depth. This flow rate can be obtained from the SWMM model. Feel free to contact me for help on this. 9 The overflow spillway needs to be shown and labeled on the plans. Including a hardened weir crest. NORTHERN ENGINEERING: This is an “Additional Benefit” and should be designed at the time the Ultimate Hickory Pond is designed and not during this interim condition. During the interim condition the overtopping location will be reinforced with erosion control blankets and geogrid. We used a “better than existing” approach for this solution. 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. Comment Number: 10 10/31/2023: FOR HEARING - UNRESOLVED: The 30-foot easement and route, for the future storm pipe on the north end of the site, must be unobstructed and clear of trees and the future FCRM rain garden. As currently proposed, the ODP shows the FCRM project placing a rain garden here. The proposed rain garden must be outside of the 30 -foot alignment of the future storm main. **Please feel free to send concepts over email to me as you are revising this area. I understand there are several moving parts here. NORTHERN ENGINEERING: A 30-ft easement has been provided. 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. Comment Number: 11 10/31/2023: FOR HEARING - UNRESOLVED: Future condition stormwater mains are not shown on the Landscaping plans. Please coordinate with the project civil engineer and have these lines added to the LS plans. RIPLEY DESIGN: The Ultimate Hickory Pond outfall is an “Additional Benefit” that involves master planning of this region and thus is not shown on the Mason Street Infrastructure package. 06/20/2023: FOR HEARING: On the Landscape Plan - Show proposed and ultimate (future) utilities. Specifically, the future stormwater mains. Comment Number: 14 10/31/2023: FOR HEARING – UPDATED: The groundwater documentation that was included in the “NE_Response…” file should be included with the drainage report. This information shows that the test holes located in the detention pond area collapsed and an accurate groundwater measurement was not obtained. These measurements will need to be redone and provided. Additionally, measurements should be obtained during the “high groundwater season” (July -September). I recommend getting these boreholes reestablished and monitoring throughout the springtime. We can discuss timing items further. NORTHERN ENGINEERING: This is an “Additional Benefit” and the city will need to procure these readings at the time the Ultimate Hickory Pond is designed. However, we are showing monitoring wells, per City direction, on this submittal. The monitoring wells will also act as cleanouts for the underdrain system. These monitoring wells are an “Additional Benefit”. We will continue to work with city staff on an interim solution for the interim pond. 10 06/20/2023: FOR HEARING: Report and discuss groundwater elevations in the drainage report. Comment Number: 17 10/31/2023: FOR HEARING: Follow up on Comment 2 – Engineering and configuration comments related to the offsite storm systems: a) Storm System C will need to be extended to the existing College Ave manhole and improved to 24-inch diameter – OR – provide hydraulic calculations showing the connection at the existing inlet (and elevation) and 18 -inch pipe system is sufficient. We can discuss assumptions to make this analysis simpler. I would accept the following: - Flow rate = max pond outflow based on WSEL and orifice size (2-cfs?) - Tailwater could be assumed to be a) HGL at crown of pipe, or b) HGL 1 -foot below ground surface per criteria. NORTHERN ENGINEERING: A 24-inch RCP storm drain design has been provided with this submittal. This is a “Joint Responsibility” that benefits both the city and developer. a) The storm system alignment and configuration will need to be reconfigured as follows: - See redlines for storm reconfiguration comments. - **REVISED** - Proposed drainage chase on Mason – Stormwater Dept would prefer this to be an inlet, but would work with a chase concept. See the redlines for more information - Connect both inlets together and route to rain garden. - Route drainge from Tract A into the Hickory Pond. - Reconfigure Storm system C to connect directly to the Hickory Pond. NORTHERN ENGINEERING: These redlines are all “Additional Benefits” because it benefits Tract A which is a city owned parcel. It is not possible to route Tract A to the rain garden associated with Lot 2 development that is privately owned and maintained. Storm C does not connect directly to Hickory Pond but it does route runoff (1.00 cfs) to Storm B that routes all of Tract A to Hickory Pond. We understand there are still some discussions that need to happen surrounding Tract A solutions. Comment Number: 18 10/31/2023: FOR HEARING: The drainage at the south end of the new N Mason curb and gutter will need to be routed into a conveyance system or flow path in a non -erosive manner. NORTHERN ENGINEERING: An inlet connection has been provided with the interim hickory pond outfall for flows along the west side of Mason Street. Erosion control blankets have been provided for runoff discharged to Tract A. The area inlet is adjacent to the city owned parcel of Lot 1 and the erosion control blanket is adjacent to Tract A which is also city property. Therefore, these have been identified as “Additional Benefits.” Comment Number: 19 10/31/2023: FOR HEARING: **REVISED** Plat - The Property Ownership table on the Plat is not clear who the ultimate owners of each parcel or Tract will be. This will need to be discussed and formalized further. City Survey and Real Estate will need to weigh -in on how these properties are created, transferred, and recorded. ** Further discussion of Tract A ownership should be had. It is not clear if the City wants to continue to own this. Stormwater maintenance is willing to provide drainage 11 maintenance of this channel in the future, but will require some cleanup to be done with this development project. There is also a modular home sitting over the property line here. The preferred resolution to these issues is not clear and will require further discussion. NORTHERN ENGINEERING: The ownership table has been updated on the plat. Tract A is currently a city owned property and will remain city property as part of this Plat. Additionally, the plat is now showing an encroachment easement for the existing mobile home that is encroaching. Comment Number: 20 10/31/2023: FOR HEARING: Please see updated redlines of drainage report, utility plans, and landscape plan for more comments. NORTHERN ENGINEERING: Responses have been added to redlines. RIPLEY DESIGN: Responses have been added to redlines. Comment Number: 21 10/31/2023: FOR HEARING: See redline comments on offsite easement documents. NORTHERN ENGINEERING: Responses have been added to redlines. Comment Number: 22 11/01/2023: FOR HEARING: Please see redline comments on the drainage report. Including: - Add a section with more detail about the interim Hickory Pond design. - The Hickory Pond overflow spillway will need to be sized and designed with this project. Add this to the drainage report. I can provide the flow rate from the SWMM model. - Discussion of groundwater elevation and depth from pond bottom - Include groundwater documentation with drainage report. NORTHERN ENGINEERING: Responses have been added to redlines. Comment Number: 23 11/01/2023: FOR INFORMATION: This review was considered a “PDP” (+) level review. FDP level comments will be provided with round 3. Please expect future comments. RIPLEY DESIGN: Understood, Thank you. NORTHERN ENGINEERING: We are on a very tight deadline in order to hit dates to secure and utilize grant funding. For the remaining review we would like to focus only on the items relevant to the project, not the master planning solutions if we are going to stay on track. Department: Water-Wastewater Engineering Contact: Matt Simpson Topic: General Comment Number: 3 10/31/2023: FOR HEARING – UPDATED: Thank you for providing the updated design. Upon further review, removal and relocation of the existing sewer manhole will be excessively difficult. Based on this and with storm system reconfiguration needs, we have proposed alignment and configuration revisions to the sewer and the storm. Please see the redlines and then discuss any questions with me. 12 NORTHERN ENGINEERING: Per city redlines, the sanitary sewer alignment has been adjusted. This has been identified as an “Additional Benefit” because Lot 2 could utilize the existing sanitary stub in Hibdon. 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. Comment Number: 4 10/31/2023: FOR HEARING – UPDATED: Thank you for providing easement documents for the sewer and storm easements. See redlines on these exhibits as well as the UT plans for comments. NORTHERN ENGINEERING: Responses have been added to redlines. 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. Comment Number: 5 10/31/2023: FOR HEARING – UPDATED: Thank you for providing the easement exhibit for the offsite water main easement. Obtaining the offsite water main easement will be the responsibility of the developer – unless City leadership decides on a different course of action. NORTHERN ENGINEERING: We are no longer showing a loop in the water line to Hickory. Therefore, no easement document has been supplied this round. We understand that there are still discussions going on about this issue. We will continue to work with city staff to find a solution that is achievable in a timely manner. 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. Comment Number: 7 10/31/2023: FOR INFORMATION: 06/19/2023: FOR INFORMATION: 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 (352-LF 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 ENGINEERING: Lot 2 can be served from an existing stub at Hibdon. Therefore, this is an “Additional Benefit” for the city. The offsite utility easement legal document has been supplied with this submittal. 13 Comment Number: 8 10/31/2023: FOR HEARING: 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 ENGINEERING: We located this with the other pothole request. We did not locate past property boundary. Comment Number: 10 10/31/2023: FOR FINAL PLAN: 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 ENGINEERING: Lot 2 will be providing irrigation for the trees adjacent to the lot. The trees along Lot 1 have been removed because the city does not have an irrigation meter for them. RIPLEY DESIGN: Irrigation plans and a hydrazone plan have been provided with this submittal. Comment Number: 11 10/31/2023: FOR HEARING : Please see redlines on Utility Plans NORTHERN ENGINEERING: Reponses have been added to redlines. Comment Number: 12 10/31/2023: FOR HEARING: The City’s “Anheuser Busch” (AB) 36-inch water main will need to be pothole located in several locations to complete this design. Please see redlines for locations I think need to be potholed. Your pothole contractor will need to coordinate with water utilities inspection (970 -416-8008) for planning this work. NORTHERN ENGINEERING: Potholes have been obtained for the 36-inch water main. Crossings and utility design have been updated. This benefits both Lot 1 and Lot 2. Therefore, this is a “Joint Responsibility”. Comment Number: 13 10/31/2023: FOR HEARING: Variances – I will provide the water utility variance forms to be filled out and returned. NORTHERN ENGINEERING: Variances were not provided this round because we want to be more confident that no more changes are going to be made. Variances will be supplied next round. Comment Number: 14 11/01/2023: FOR INFORMATION: This review was considered a “PDP” (+) level review. FDP level comments will be provided with round 3. Please expect future comments. NORTHERN ENGINEERING: We are on a very tight deadline in order to hit dates to secure and utilize grant funding. For the remaining review we would like to focus only on the items relevant to the project, not the master planning solutions if we are going to stay on track. Department: Water Conservation Contact: Emma Pett epett@fcgov.com 14 Topic: General Comment Number: 2 10/30/2023: FOR HEARING: Preliminary irrigation plans are due at FDP should include a landscape plan, a water budget and hydrozone map. Please update your plans to include the water budget. Your water budget must be under 15 gallons/square foot annually. RIPLEY DESIGN: Irrigation plans water budget and hydrozone plan are provided with this submittal. Comment Number: 3 10/30/2023: INFORMATION: Final irrigation plans are due at building permit application, but we encourage you to submit them earlier in case changes need to be made. Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation -plan-submittal-reqs.pdf?1649260267 RIPLEY DESIGN: Understood, Thank you. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 3 10/31/2023: FOR HEARING: Light & Power is still working on a minimum turnaround template and will work with the Engineer directly to illustrate that on the plans. NORTHERN ENGINEERING: The access road has been updated per comments. The switch cabinet has been moved to the south side of the road. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 2 10/30/2023: FOR HEARING: 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. Please coordinate with Environmental Planning and Stormwater as to what design features need to be implemented now versus in the future with the City. RIPLEY DESIGN: Based on discussions with City management and staff, the planting requirements for the NHBZ will be paid for in escrow and will be installed when the regional storm water facilities are built. The landscape design will be shown on the plans for pricing of the escrow and future installment by the City. NORTHERN ENGINEERING: The detention pond has been graded with varying side slopes and an underdrain system installed along the pond flowline. Comment Number: 4 15 10/30/2023: FOR HEARING: Applicant must add the following NATIVE SEED NOTES and Natural Habitat Buffer Zones notes specific to the NHBZ mitigation areas. Please review the seed reference from the City’s Natural Areas Department; 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). Specifically, please add the following statement to the NATIVE SEED MIX NOTES: 1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. RIPLEY DESIGN: Note has been added to the native seed mix notes. Comment Number: 5 10/30/2023: FOR HEARING: The Natural Habitat Buffer Zone will need to be portrayed and labeled on the site, grading, utility, photometric, and landscape plan. RIPLEY DESIGN: The buffer zone is portrayed and labeled on the site and landscape plans. NORTHERN ENGINEERING: The buffer zone has been labeled on grading and utility plans. Comment Number: 7 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 DESIGN: Turf species is specified on the cover sheet in the landscape notes as Korby Sod ‘Vortex’ Texas bluegrass hybrid. Blend percentages are protected by copyright. Comment Number: 8 10/30/2023: UPDATED: 06/06/2023: FOR HEARING: Please submit a restoration plan, separate of the Ecological Characterization Study, to ensure performance criteria established by LUC 3.4.1 (E)(1). The plan must be based on adaptive management principles and address all aspects of the restoration activities, including soil amendment, soil handling and seedbed preparation, seed mixes and seeding practices based on expected hydrological conditions, weed management before, during, and after construction, monitoring methods, frequency and timeline, short- and long-term maintenance, enhancement of existing features, and provide a discussion of how the interim condition can be integrated with the expected final condition. The plan should clearly show 1:1 compensatory mitigation and should not plan enhancement or reallocation strategies that overlap with existing NHBZ. An abbreviated version of the key points of the restoration plan (especially the weed management and maintenance practices) must be included on the Landscape Plan. The full version of the restoration plan will be attached to the Development Agreement as an appendix. Additionally, if Lot 3 is used for construction staging or is impacted due to 16 construction, please include this area in the restoration plan include Lot 3 in the restoration plan specifically some special steps, like deep ripping and soil amendments RIPLEY DESIGN: Proposed seed mixes are provided at this stage as a general indicator of what the restoration targets will be. A full restoration plan will be provided after hearing. Comment Number: 9 10/30/2023: FOR HEARING: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. Prior to the FDP approval please provide an cost estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We then use the approved estimate to collect security at 125% of the total amount for final approval. RIPLEY DESIGN: A cost estimate will be provided after public hearing approval. Comment Number: 10 10/30/2023: FOR DCP: The agreed upon NHBZ security will need to be collected prior to DCP issuance. Comment Number: 11 10/30/2023: UPDATED: 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, but monitoring for security release will be done with line point intercept methods as per the Development Agreement language. Success criteria for the site are as follows: (1) The total vegetative ground cover contributed by all desirable plant species (excepting mature trees) is equal to or greater than the desirable vegetative cover of the applicable reference area(s) from that calendar year, (2) No more than five percent (5%) of the species noted on the site may be weedy or noxious species as defined by City Code Section §20 -41 and Colorado Department of Agriculture’s Noxious Weed List as defined by the Colorado Noxious Weed Act §§35-5.5, (3) The development site shall display no evidence of detrimental erosion due to rills, gullies or excessive bare spots of ground, (4) Survival rate of all planted shrubs and trees is equal to or greater than eighty percent (80%), and (5) Any diversity standards applied according to the City Environmental Planner’s discretion. Diversity standards should be reflective of the reference area or target habitat conditions provided by the City. Comment Number: 15 10/31/2023: FOR HEARING: The large oak tree directly west of the road in the NHBZ will likely have to be mitigated due to construction, however, please keep the large oak tree to the west of that tree since it is in the NHBZ and adds to the habitat corridor. RIPLEY DESIGN: I believe you are referencing tree #2 on the tree mitigation plan. Unfortunately this tree is located directly on the back of walk improvement proposed with Mason St. Along with grading improvements this tree will be heavily impacted and need to be mitigated. 17 Comment Number: 16 11/01/2023: FOR HEARING: The natural habitat features should be protected as depicted in the landscape plan. Assure fill piles and grading do not damage the natural features, specifically the trees on the west side, and the critical root zones of trees. RIPLEY DESIGN: Tree protection notes are included in the plans – including instructions for protective barriers and proper storage of materials. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 6 10/31/2023: FOR HEARING: With the 4:1 grading on the north side of the development, how will existing trees number 16 and 17 be preserved. From the grading plan it appears that tree number 17 may not be affected by grading? Please adjust mitigation and and landscape plan as needed. RIPLEY DESIGN: Rain garden has been moved and slopes in this area softened to preserve trees. NORTHERN ENGINEERING: Grading has been revised in this area to avoid the existing trees and coordinated with Ripley. There is now a 30’ easement along the north side to help preserve these trees. Comment Number: 7 10/31/2023: FOR HEARING: Per previous discussions, it is possible that tree #2 can be preserved. This is ideal as it is a significant cottonwood in fair condition. Please show tree #2 as to be preserved, unless otherwise decided in the future. RIPLEY DESIGN: Tree #2 is located directly on the back of walk improvement proposed with Mason St. Along with grading improvements this tree will be heavily impacted and need to be mitigated. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 2 10/31/2023: FOR HEARING: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. NORTHERN ENGINEERING: Redlines have been addressed. Comment Number: 3 10/31/2023: FOR HEARING: There are text over text issues. See markups. NORTHERN ENGINEERING: Text over text issues have been resolved. Topic: Easements Comment Number: 4 18 10/31/2023: FOR INFORMATION: The Easements will be reviewed once the final design is determined. NORTHERN ENGINEERING: Understood. Topic: Plat Comment Number: 1 10/31/2023: 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 markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com NORTHERN ENGINEERING: Responses have been added to redlines.