HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE PROJECT - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS (3)
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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.
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!
Comment Number: 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].
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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.
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
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.
Comment Number: 6
06/02/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
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.
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.
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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.
RESPONSE: Understood. Revised easement exhibits have been provided with this submittal.
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.
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.
RESPONSE:
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.
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.
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 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.
11/03/2023: FOR HEARING:
Please coordinate with Engineering and Stormwater offline to determine if
additional groundwater information should be provided.
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
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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.
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 proposed 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.
RESPONSE: Understood. We will continue to use the current ultimate layout.
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
with City staff, including Surveying, Engineering, Water Utilities, and Real Estate.
RESPONSE: An encroachment easement exhibit has been provided with this submittal.
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.
RESPONSE: Striping has been revised.
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.
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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.
RESPONSE: responses have been added to redlines
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.
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.
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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.
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.
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.
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
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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
RESPONSE: Per the meeting on 1/17 the overflow for the Hickory Pond will be set at 4978, will have a length of 60ft, and depth of
2-ft. Per discussions the location will be placed in the southeast corner to protect properties to the south as much as possible
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.
Comment Number: 14
01/09/2024: FOR HEARING –UNRESOLVED:
- 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.
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).
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
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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.
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.
RESPONSE: Per the meeting on 1/17. Single combo inlets have been provided to capture any flows leaving the curb and gutter.
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.
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.
RESPONSE: Per the meeting on 1/17 and redlines, the access path has be 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.
RESPONSE:
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.
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No storm flows may be added to this swale. Please see the redlines for more information.
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.
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.
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
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.
RESPONSE:
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 follow-up meeting with me to go over questions.
RESPONSE: Responses have been added to 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.
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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.
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:
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 comment-response.
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.
RESPONSE: Understood. We will coordinate with you and City leadership on development requirements and 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.
RESPONSE: Revised offsite easement exhibit have been provided with this submittal and coordinated with the City.
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.
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
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must be shown on the plans in the next submittal.
RESPONSE: The looped water main has been added back to the utility plans.
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.
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
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.
RESPONSE: Understood. We will coordinate with the City on cost sharing for the sanitary sewer improvements.
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.
RESPONSE: Water and Sewer Variances have been noted in the general notes. A variances form for the sanitary sewer
improvements have been provided with this submittal.
10/31/2023: FOR HEARING:
Variances – I will provide the water utility variance forms to be filled out and returned.
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.
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.
RESPONSE: Water and sewer alignments have been adjusted to provide space for future storm infrastructure.
Comment Number: 17
01/09/2024: FOR HEARING:
Provide calcs for length of pipe restraint on the water mains.
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RESPONSE: A more detailed table of joint restraint requirements have been provided in the detail sheets
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.
RESPONSE
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.
RESPONSE Responses have been added to 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.
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
weed management and maintenance practices) must be included on the
Landscape Plan. The full version of the restoration plan will be attached to the
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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
RESPONSE
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.
RESPONSE
Comment Number: 10
10/30/2023: FOR DCP:
The agreed upon NHBZ security will need to be collected prior to DCP issuance.
RESPONSE
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.
RESPONSE
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
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.
RESPONSE
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
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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.
RESPONSE
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.
RESPONSE
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.
RESPONSE
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.
RESPONSE
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.
RESPONSE
RESPONSE: A note has been added to the grading plans and the final erosion control legend in the utility plans.
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.
RESPONSE
Comment Number: 9
01/05/2024: FOR HEARING:
Please include one more street tree near the south of the property. See Forestry redlines.
RESPONSE
Comment Number: 10
01/08/2024: FOR HEARING:
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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.
RESPONSE
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.
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
RESPONSE: Responses have been added to redlines.