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HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE PROJECT - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS 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 January 12, 2024 North College 1311, LLC 262 E Mountain Ave Fort Collins, CO 80524 RE: Mason Street Infrastructure Project, FDP230016, Round Number 3 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 Cedar Creek 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, thank you. 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: 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. PLAN_MasonStreet_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Ripley Response: 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-AutoCAD.html Ripley Response: 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 Response: Understood, thank you. Comment Number: 6 06/02/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Response: Understood, thank you. Comment Number: 7 06/02/2023: INFORMATION: 3 ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design: A check has been provided and dropped off in the blue mailbox. Applicant: 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: Understood, thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 4 01/05/2024: FOR HEARING - UPDATED: I will leave this comment active until the easements are worked out and the letters of intent are received by the City. 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. 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. Applicant Response: See Northern response below. Northern Response: Understood. Revised easement exhibits have been supplied this round based on ongoing conversations with City staff Comment Number: 9 01/12/2024: FOR RECORDING - REVISED: Thank you for providing a Statement of Authority for N College 1311, LLC. Since the Statement of Authority indicates that Bohemian Foundation will sign on behalf of N College 1311, LLC, please also provide a Statement of Authority for Cheryl A. Zimlich to sign on behalf of Bohemian Foundation. 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. 4 Applicant Response: This is included in this submittal Comment Number: 12 01/09/2024: FOR HEARING - UNRESOLVED: Additional groundwater information is needed. Please see comments from Matt Simpson and continue to coordinate with Stormwater and Engineering. 11/03/2023: FOR HEARING: Please coordinate with Engineering and Stormwater offline to determine if additional groundwater information should be provided. Northern Response: Per conversation with Matt on 1/17. Measured groundwater elevations based on cave in elevations have been provided with this submittal. Ongoing monitoring will be provided on a regular basis by two new groundwater monitoring wells through construction and adjustments made as required. Should groundwater elevations deviate from what has been assumed a minor amendment may be needed for the pond design. Comment Number: 13 01/09/2024: FOR HEARING: On Sheets R1 and R2 of the utility plan, it looks like there is a difference between the interim versus ultimate profile for Mason Street, particularly for the right flowline. I am assuming that the ultimate condition is depicted in the centerline and flowline profiles, but it is not clear how the improvements will tie into existing conditions at the north and south end. If there is a difference between the interim versus ultimate profiles, please clearly show the difference in the linework for the interim and ultimate conditions. Northern Response: Labels have been added to clarify profiles. The proposed profiles have been modified to better show tie in to existing. The right flowline profile of Mason Street will not tie into existing at the north tie. It will tie into the propos ed entrance and an interim ribbon curb will tie into the north property line . Comment Number: 14 01/12/2024: FOR HEARING - REVISED: The ongoing conversations about the easement or right-of-way alignments down to Hickory Street could impact the design of the future off -site Mason Street connection to Hickory Street. At the moment, the proposed centerline of the future Mason extension appears to be on the western line of the existing access easement. Based on how much easement or right-of-way can be acquired from each of the adjacent properties, it is possible that the centerline of the future Mason extension should be aligned with the centerline of the existing access easement. We may need to revisit the off -site Mason Street design once the easement or right-of-way alignments are finalized. Either way, no changes are anticipated for the on-site alignment of Mason Street. Northern Response: Centerline remained unchanged from previous round. The design team has begun coordinating with Michael Oberlander, at Wilson CO, on the future right-of-way south of the property site. Comment Number: 15 01/09/2024: FOR HEARING: The plat shows an encroachment easement in Tract A. City staff would like to have further discussion with the applicant team about the possibility of dedicating this easement by separate document. The parties to this easement would include the City, the mobile home owner, and the mobile home park property owner. The reception number of this easement could be shown on the plat. We would recommend this approach and would encourage you to discuss 5 with City staff, including Surveying, Engineering, Water Utilities, and Real Estate. Northern Response: An Encroachment Easement exhibit has been provided with this submittal. The plat has been updated to reflect this change. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 2 01/05/2024: FOR HEARING - UPDATED: I missed this previously, the diagonal hashes in the buffered bike lanes are shown in the wrong direction. Also, please add note to (13) in Legend- Hashes installed every 40 feet. Will need fixed on the interim and ultimate Signage and Pavement Marking Sheets. 10/30/2023: FOR HEARING: See redlines for signing and striping. 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: Striping has been revised Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 2 01/05/2024: FOR HEARING: Please address all redlines provided on the Erosion Control plans. Northern Response: Redlines have been addressed. See redline responses for additional clarification. 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. Comment Number: 1 01/05/2024: 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. 6 As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 1 lot, 11.35 acres of disturbance, 1 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1,460.11 The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 1 extended detention basin which results in an estimate of the Stormwater LID/WQ Inspection fee of $250.00 Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. The fee will need to be paid prior to issuance of a Development Construction Permit. Northern Response: Acknowledged Applicant Response: Acknowledged Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 01/09/2024: FOR HEARING - UNRESOLVED: *The future condition storm mains, for the inlet and outlet of Hickory Pond, to built by the City, must be shown graphically on these plans. This is for a reference for all who see these plans and so that other infrastructure or trees are not placed in an obstructive location. **Upon detailed review, it is unclear if the future storm main will be constructable along the northern property line of the FCRM site. As such, space must be made within the N Mason Street section for a future large diameter storm main. See comment 31 and redlines for more information I am sorry that this issue has grown during the previous rounds of review. However, this is follow-up on the master planning requirements presented in the conceptual and PDR comment letters. 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 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”. 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. Northern Response: Per the meeting on 1/17, we have provided exhibits for the ultimate storm conveyance down Mason Street in 7 the drainage report for reference. Proposed utilities have been designed around these future alignments. Comment Number: 8 01/09/2024: FOR HEARING - UNRESOLVED : A formalized overflow for the interim Hickory Pond will need to be designed and constructed with this infrastructure project. **Specific requirements (update) – please design a pond overflow using the following parameters: - 18-inch max flow depth - 390-cfs flow should be used (100-yr flow taken from the master plan SWMM hydrology model, minus areas that do not presently drain into this pond). - Approximately 100-ft crest width (to be sized and confirmed by developer design team) - Crest elevation should be as low as possible in relation to the N Mason Street grades at the southeast end of the site. Would prefer an elevation around 4978.0 - The Crest does NOT need to be hardened with a concrete cutoff wall but should be protected with compacted earth and scour protection such as a TRM or scour stop. - The scour protection on the crest and downstream face should be designed and spec’d. Calculations and supporting information included in the drainage report. - Provide 6-inches (min) freeboard from overflow WSEL to top of pond embankment. Additional pond overflow comments: - Clearly show and label the pond overflow on the plans. - Provide a profile or sufficient spot elevations to clearly show extents and elevations of the overflow. - Remove any pond berming that would block offsite flows from entering the pond. Specifically at the southwest corner please review the grading. It appears a swale with positive slope (down gradient) needs to be graded to allow for these flows to enter the pond. See my markups on the plans and contact me with questions. Please send a revised UT plan directly to me for review before the next submittal 10/31/2023: FOR HEARING - UNRESOLVED - UPDATED. 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. The overflow spillway needs to be shown and labeled on the plans. Including a hardened weir crest. 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: Per the meeting on 1/30 the overflow for the Hickory Pond will be set at 4978.40, will have a length of 60ft, and depth of 1.6-ft and will not have any freeboard. The lack of freeboard does not conform with code but discussions with staff concluded that the sunken nature of the pond (as opposed to a pond that is perched above adjacent areas) allowed for this approach. Per discussions the location will be placed in the southeast corner to protect properties to the south as much as possible and a small berm will be constructed to direct emergency flows towards Mason. Comment Number: 14 01/09/2024: FOR HEARING –UNRESOLVED: 8 - Accurate groundwater documentation in the detention pond area must be provided for the approval of the project. Groundwater level monitoring and reporting will need to resume. These results must provided to the City before approval of this project. If these measurements cannot be obtained during the high ground water season (July-September), before the desired approval time, additional monitoring and reporting will be required during construction. Revisions to the approved plans may be required if levels are higher than assumed. This will be included in the Development Agreement. - Two temporary groundwater monitoring wells will need to be installed in the Hickory Pond with the construction of this project. These must be separate from the underdrain system. See redlines for more information. 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. 06/20/2023: FOR HEARING: Report and discuss groundwater elevations in the drainage report. Northern Response: Per the meeting on 1/17 additional Groundwater monitoring wells will be installed and monitored through the summer. Should groundwater elevations deviate from what has been assumed, a Minor Amendment may be needed for the pond design. Additional discussion has been added to the drainage report (III.C.5). Comment Number: 18 01/09/2024: FOR HEARING – UPDATED: a)Provide more grading detail along the northeastern curb line at this location. Please show how flows leaving the curb gutter will follow this flow path to the swale. OR provide a combination curb inlet at this location b)Along the southwestern curb line, please change the Type C inlet to a combination curb inlet at the end of the curb line. 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 Response: Grading sheet has been revised to show all grade breaks in this area. A combo inlet on each side of Mason have been provided as was discussed at the meeting on 1/17. Comment Number: 24 01/09/2024: FOR HEARING - UNRESOLVED: Hickory Pond – Pond Access Road (Follow up from Stormwater Comment 3b) Previous Comment: Pond access path to the outlet structure and pond bottom needs to be 15-ft wide, 40T rated. Please incorporate this into the grading plan. We can discuss surface material in future rounds. (gravel geo grid may be an option.) Updated Comment: The access path needs to be straightened out to allow for large vehicles to travel and turn. 15-feet width needs to be provided along the full length, from Mason St to the outlet structure. See redlines for more information. 9 Northern Response: Per the meeting on 1/17 and redlines, the access path has be en relocated and will connect to Mason Street off-site. An offsite utility, drainage, & access easement has been provided with this submittal for the pond access road. Comment Number: 25 01/09/2024: FOR HEARING - UNRESOLVED: Hickory Pond – NHBZ Transfer (Follow up from Stormwater Comment 3f) Previous Comment: 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. Updated Comment: The transfer of NHBZ mitigation requirements to the City’s Hickory Pond will need further discussion. Ripley Design: The applicant team has been working directly with Environmental Planning staff on the design, layout, and restoration of the mitigated NHBZ area. The design is intended to work with both the interim and final pond design. As discussed between the applicant and Environmental Planning, Environmental Planning will hold a one-time security from the applicant for the plant materials and first year installation costs associated with the restoration; however environmental planning will not re quire the applicant to monitor NHBZ performance for 3 years as traditionally required. On -going restoration goals and performance goals will be the responsibility of the Fort Collins Utilities and an escrow related to the future NHBZ restoration’s performance criteria will be collected at the time a Minor Amendment is submitted for the future development of Hickory Pond . Comment Number: 26 01/09/2024: FOR HEARING - UNRESOLVED: Tract A Stormwater Issue (Follow up from Stormwater Comment 17B) As part of addressing the multi-faceted issues in Tract A, the City does not want to rely on the remnant Dry Creek swale located in Tract A for conveyance of offsite stormwater that crosses through the development site. All stormwater needs to be removed from this swale and piped to the Hickory Pond with this project. No storm flows may be added to this swale. Please see the redlines for more information. Northern Response: An interim storm conveyance through Mason Street has been provided and will collect flows from Mason Street, Lot 3, and Tract A. The storm drain will discharge to the Hickory Pond. Comment Number: 27 01/09/2024: FOR HEARING: Adjustments are needed to the storm and sewer alignments in the offsite alley, southeast of the site. The sewer manholes are now shown behind a private fence, which will not be workable. We have proposed a solution in the redlines and are open to other ideas. Northern Response: The storm and sanitary alignments have been adjusted per comments. The sanitary manholes are now a minimum of 4-ft from the existing fence. The fence will have to be removed and replaced during construction. Comment Number: 28 01/09/2024: FOR HEARING: The removal of the existing offsite irrigation/ storm pipe, as show on the plans, will require a TCE from property owner. As an alternative, abandonment with flash fill could be an option in areas where the pipe cannot be removed. Northern Response: The method of removal has been adjusted on the demolition plans. The portion of pipe that will not be removed will be abandoned with flash fill. Comment Number: 29 10 01/09/2024: FOR HEARING: Please design a separate temporary irrigation system for the establishment of Hickory Pond that is not connected to the FCRM onsite system. This could be supplied via a temporary irrigation meter from a fire hydrant. Ripley Response: Temporary above-grade Irrigation system will be designed to include larger rotor zones. Connection will be made to an adjacent hydrant meter, details included on plan set, and will include a 2" backflow, and camlock for easy Fire Fighter access in case of an emergency. Comment Number: 30 01/09/2024: FOR HEARING: See redlines of the Utility Plans, Drainage Report, Landscape Plan, Irrigation Plan, and Offsite Easement documents for additional comments and clarifications. I encourage you to set up a followup - meeting with me to go over questions. Northern Response: Responses have been added to redlines. Ripley Response: Responses have been added to the redlines. Comment Number: 31 01/09/2024: FOR HEARING: Follow up on Comment #1. Space for a master planned storm main will need to be provided within the N Mason Street roadway section, north of Hickory Pond. This main will be designed and constructed by the City in the future and not by the FCRM project. Specifics: a) Adjust the water main alignment to the western side of N Mason, no closer than 5 -ft from FL. b) Adjust the sewer main alignment to the eastern side of N Mason. Sewer manholes may be no closer than 6-feet from flowline (measured from center of pipe at the MH to FL). However, sewer main between manholes may be closer to the curb line. Sewer main should be at least 4 -feet from adjacent storm inlet structures. c) Show future City storm main roughly under centerline (91 x 58 -inch HERCP) d) Provide a minimum of 10-ft clear between storm and water. e) Provide 10-ft clear (preferred) or 8-ft clear (min) separation between storm and sewer. f) Include a conceptual profile exhibit in the plan set or drainage report showing the future storm main. This should extend from the Hickory Pond to the north edge of Hibdon Ct. Specifically, this will be to confirm sewer service clearances. Related water main lowerings would be figured out by a future CIP project. Please use the following assumptions: - Pipe invert out (at Hickory Pond) assumed to be 4973.5 (assuming ultimate pond invert out of 4972.8 from N Mason phase 1 CIP 60% Plans) - Minimum pipe cover should be 2-feet if possible. 18-inchs as a last resort. Preferred minimum- pipe slope of 0.2%, but recognize that 0.12% may be necessary. - Zero drops at junctions. - Assume 91” x 58” HECRP. See my markups on the plans and contact me with questions. Please send a revised UT plan directly to me for review before the next submittal. Northern Response: Per the meeting on 1/17, we will provide the ultimate exhibits for the storm conveyance down Mason Street in the drainage report for reference. Proposed utilities have been designed around these future alignments. Comment Number: 32 01/09/2024: INFORMATION: 11 The developer’s comment responses included may statements to the effect of “these are ‘Additional City Benefits’ and should not be the FCRM responsibility.” As such, some items have not been addressed with this submittal. Please expect new comments in future rounds as the solutions to these items evolve. In response to this, it needs to be noted and understood that the Developer is responsible to meet “development requirements” within the development boundary. The City is not a co-developer on this project. Recognizing that this is a complex situation, any items where cost-sharing is desired by the Developer/ Applicant should be discussed directly with department heads, instead of through development review staff or by noting this on the design plans. Specifically, Water Utilities Leadership is not aware of any discussions about cost sharing of the outfall storm main, as indicated in the developer commentresponse -. Utilities has not made any commitments to cost sharing of this infrastructure at this time. *I will work as closely as I can with you to avoid or reduce future comments and design work. Northern Response: Applicant team will continue to coordinate directly with City leadership on cost sharing. Department: Water-Wastewater Engineering Contact: Matt Simpson Topic: General Comment Number: 4 01/09/2024: FOR HEARING – UPDATED: The linework for the offsite easements will need to be coordinated with the City’s ROW acquisition team and consultant. 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. 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: Revised offsite easement exhibit have been provided with this submittal and coordinated with the City. We have begun coordinating with Michael Oberlander, from Wilson CO, on the ROW acquisition linework. Comment Number: 5 01/09/2024: FOR HEARING – UNRESOLVED: The looped water main was removed from the plan set. This approach will not be accepted by Fort Collins Utilities engineering staff. The looped water main must be shown on the plans in the next submittal. 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. 06/19/2023: FOR HEARING: Along the N Mason roadway, from the limits of the property development to Hickory, a utility easement will need to be dedicated for the water main. 12 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: The looped water main is back in the plan set. Comment Number: 7 01/09/2024: 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 Response: Applicant team will continue to coordinate with City staff on cost sharing. Comment Number: 13 01/09/2024: FOR HEARING – UPDATED: For this situation water and sewer variances will be noted on the plans and approved by the City approval of the plans. 10/31/2023: FOR HEARING: Variances – I will provide the water utility variance forms to be filled out and returned. Northern Response: Variances have been noted in the general notes sheet. A variance form for the sanitary sewer improvements has been provided with this submittal Comment Number: 15 01/09/2024: FOR HEARING: Adjustments are needed to the storm and sewer alignments in the offsite alley, southeast of the site. The sewer manholes are now shown behind a private fence, which will not be workable. We have proposed a solution in the redlines and are open to other ideas. Northern Response: The storm and sanitary alignments have been adjusted per the comments. The Storm has been placed 10 -ft from the existing water main and 8-ft from the proposed sanitary sewer line. Comment Number: 16 01/09/2024: FOR HEARING: The sewer and water alignments in N Mason will need to change to accommodate space for a future large diameter storm main. Please see redlines for more information and contact me to discuss any questions. Northern Response: Water and sewer alignments have been adjusted per redlines. The future large diameter storm main exhibit i s included in the drainage report. Comment Number: 17 01/09/2024: FOR HEARING: Provide calcs for length of pipe restraint on the water mains. Northern Response: A more detailed table of joint restraint requirements has been provided. Restraints are also shown in the water line profile. 13 Comment Number: 18 01/09/2024: FOR HEARING: The hydrozone plan should be split by lot and irrigation service. As it is shown now, the outdoor irrigation amount is being calculated for both Lot 1 and Lot 2. The FCRM will only need to pay for the outdoor irrigation and related water supply for Lot 2. We are planning to internally process an executive director variance to not require the outdoor water supply purchase for the City property that is going through development. Ripley Response: The plans have been updated to show hydrozone budgets for each lot separately. Comment Number: 19 01/09/2024: FOR HEARING: See redlines of the Utility Plans, Drainage Report, Landscape Plan, and Irrigation Plan for additional comments and clarifications. I encourage you to set up a follow-up meeting with me to go over questions. Northern Response: Responses have been added to redlines. Ripley Response: Responses have been added to the redlines. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 4 01/09/2024: FOR FINAL PLAN: Please see markups for minor revisions. Northern Response: Responses have been added to redlines Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 8 01/06/2024: FOR HEARING - UNRESOLVED: 10/30/2023: FOR HEARING - 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 14 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 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 Response: A restoration plan has been provided as part of this submittal that shows compliance with LUC 3.4.1 (E)(1). An abbreviated plan is included on the plan set. Comment Number: 9 01/06/2024: FOR HEARING - UNRESOLVED: 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 Response: The applicant has been in coordination with Environmental Planning to begin moving DA language forward for legal review. Once the landscape plan is deemed sufficient, t he applicant will provide a cost estimate. We will work directly with staff to coordinate that information. Applicant: See Ripley response above. Comment Number: 10 10/30/2023: FOR DCP: The agreed upon NHBZ security will need to be collected prior to DCP issuance. Ripley Response: Ackowledged. Thank you. Comment Number: 16 01/06/2024: FOR HEARING - UPDATED: 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. The fill pile needs to be accommodated on the Fort Collins Rescue Mission property. Northern Response: The existing ground will be maintained around the natural habitat features. The proposed fill piles have been shifted and will be contained within Lot 2. Proposed grading will tie into the existing ground prior to the lot line or before the impact to adjacent trees in the Hickory Pond. Comment Number: 17 01/12/2024: FOR HEARING: If the decision is to include plantings and seed in the proposed mitigated NHBZ, then temporary irrigation needs to be included. The vegetation within NHBZs are intended to mimic the native vegetation communities which function on climatic precipitation, therefore irrigation should 15 not be relied on for satisfactory performance of native seeded areas. Temporary irrigation of native seed areas within the NHBZ may only be used for the first two growing seasons following seeding. It may not be used the same season of security release sampling. This does not apply to permanent irrigation systems for woody and live-planted specimens. Ripley Response: Seed, trees, and shrubs are provided within the mitigated area. We are proposing an above-ground temporary irrigation system to ensure establishment of native seed. Comment Number: 18 01/12/2024: FOR HEARING: Please include a note on the site plan stating, The Natural Habitat Buffer Zone (NHBZ) mitigation meets Fort Collins Land Use Code 3.4.1. The City or Fort Collins has a future regional detention basin proposed for the NHBZ mitigation area, and will be responsible for preserving or replacing any plantings or features initially installed by the applicant. Ripley Response: Notes have been added to the plans. Comment Number: 19 01/12/2024: FOR HEARING: Make sure you are intentional on the seed mix used in particular areas. For instance, in a detention area use a detention seed mix. Ripley Response: Two different seed mixes have been provided and located on the plan. They were developed in collaboration with our environmental consultant who prepare the ECS and Restoration Plans. Comment Number: 20 01/12/2024: FOR HEARING: Please coordinate with Environmental Planning and as to what design features for the NHBZ mitigation need to be implemented now versus in the future with the City. Ripley Response: Applicant team has been coordinating with Environmental Planning Staff on the design features and intent. Please see updated plans for your review. Comment Number: 21 01/12/2024: FOR HEARING: Please ensure all plantings are native plants in the Natural Habitat Buffer Zone. Please replace Rhus aromatica with a planting native to the area. Ripley Response: Plant palette has been updated for this submittal. The planting now include species recommended in the restoration plan. Comment Number: 22 01/12/2024: FOR HEARING: Please add a comment on the Landscape and Utility plan noting that location of plantings will need to be verified with Environmental Planning and Stormwater at the time of planting to determine current grading plans. Ripley Response: A note has been added to the landscape plans. Northern Response: A note has been added to the grading plans and the final erosion control legend in the utility plans. 16 Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 8 01/05/2024: FOR INFORMATION Please consider adding Plains cottonwood to the planting list for the detention area to increase diversity. Plains cottonwood are deeper rooted and sucker less than lanceleaf cottonwoods, although both species are excellent native choices. Ripley Response: Plains cottonwood has been added to the planting list. Comment Number: 9 01/05/2024: FOR HEARING: Please include one more street tree near the south of the property. See Forestry redlines. Ripley Response: Street tree has been added. Comment Number: 10 01/08/2024: FOR HEARING: The plant schedule for the street trees along Mason states that 7 trees will be planted including 4 Boulevard American linden. There are only 3 lindens depicted on the landscape plan, and 6 street trees total. Ripley Response: Plans have been updated, plant schedule is now correct. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Easements Comment Number: 5 01/09/2024: FOR HEARING: Please make changes as marked. See markups. Northern Response: Responses have been added to redlines. Topic: Plat Comment Number: 1 01/09/2024: 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 Response: Tharen reached out to John to discuss existing 20’ Easement along south side of property that has been requested to be rededicated with this Plat. We will continue to coordinate directly with John.