Loading...
HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE PROJECT - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 5 - Responses 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview February 23, 2024 RE: Mason Street Infrastructure Project, FDP230016, Round Number 4 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 970-4162744 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 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 2 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. 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: 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. 3 Comment Number: 9 02/20/2024: FOR RECORDING - PLAT: Could you please update the City signature blocks on the plat? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. If you need an example please let me know. The City Clerk does not sign the plat, you can remove their dedicated signature line. Thank you. Northern Response: Signature line on plat cover sheet has been revised to the recommend format. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 4 02/20/2024: FOR HEARING - UPDATED: I am working to figure out if City leadership would support this project moving forward to Hearing without having letters of intent for the offsite easements. I will let you know as I receive new information, and I would appreciate if you could keep me apprised of any conversations between your team and City leadership. 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. Northern Response: Acknowledged Ripley Response: Acknowledged. Comment Number: 15 02/20/2024: FOR HEARING - REVISED: Thank you for providing the legal description for the Encroachment Easement by separate document. The easement language will be drafted by the City. 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 4 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. Northern Response: Northern met with city staff on-site (John Von Nieda and Ralph Campano) on 2/22/2024 to discuss this easement. Easement by separate document was sent to city staff on 2/26/2024 for final review. Comment Number: 16 02/20/2024: FOR RECORDING: In the utility plans, please include a construction detail for the ribbon curb shown along the edges of the access road. Northern Response: A ribbon curb detail has been added to the construction plans. Comment Number: 17 02/20/2024: FOR HEARING: Thank you for coordinating with Wilson Co on the updated offsite linework. Please check that all offsite linework for utilities, ROW, and easement matches what was coordinated with Wilson Co and City staff. You will need to update the offsite flowline and centerline profile designs as well. Northern Response: ROW, utilities, and easements have been updated to match offsite linework provided by Wilson Co. The road design and construction sheets have been updated. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 2 02/08/2024: FOR HEARING - UPDATED: Thank you for correcting the south bound buffer, please correct the north bound buffer as well. 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: North buffer has been revised to the correct orientation. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 5 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: 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 02/20/2024: FOR HEARING - UPDATED: Please see minor markups for revised switch cabinet location on the southwest side of Mason St. to avoid storm drain conflict 01/09/2024: FOR HEARING: Please see markups for minor revisions. Northern Response: The switch cabinet has been moved south next to the property line per redline comment. Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 02/22/2024: FOR HEARING - UPDATED: Please address all redlined comments on plans and Erosion Control Escrow calculations. Please coordinate with Environmental on permanent seed mix in Detention Pond and provide temporary irrigation for the establishment period of that mix. 01/05/2024: FOR HEARING: Please address all redlines provided on the Erosion Control plans. Northern Response: The erosion control escrow has been updated per the redlines. A temporary irrigation system is proposed, and a note has been added to refer to the irrigation plans. The permanent seed mix locations are shown on erosion control plan and a note is included to refer to landscape plans for seed mix details. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 25 02/20/2024: FOR FINAL APPROVAL & RECORDING: *Updated Comment: We will continue to work on this internally and report back with any direction for 6 the developer. Likely solutions, to document and memorialize the transfer and deferral of NHBZ mitigation to the future Hickory Pond, include DA items and an Inter-Department Agreement approved by Directors. 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 Response: Acknowledged. Applicant team has been coordinating closely with Environmental Planning on outsta nding comments and coordination of mitigation requirements. Comment Number: 29 02/20/2024: FOR HEARING – UPDATED: The temporary irrigation system for Lot 1 (City owned) should not be used to irrigate Lot 2. Please revise the irrigation plan so that this system does not cross the Lot 1 -2 property line. 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. MPi Designs Response: Irrigation for lots 1 and 2 have been separated into two hydrant meter systems Comment Number: 33 02/20/2024: FOR HEARING: Follow up on Comment #1 - The ultimate (future) condition storm mains will need to be graphically shown on the Utility plans. This is a standard requirement for projects that would have a future condition public utility crossing through the development site. In this situation we are running into design and coordination problems on our side due to these facilities not being depicted on the plan set. Northern Response: Per the meeting on (3/1) the ultimate condition will be shown at the end of the construction plan set. It will not be stamped and is for reference only. Comment Number: 34 02/20/2024: INFORMATION: *Updated Comment - Follow up on Groundwater – When do you expect to be able to reestablish the groundwater monitoring wells and resume the measuring and reporting? This needs to be completed as part of the project design. We will allow for this to continue into construction, however want to get reporting during the high groundwater months (July – Sept) of this year (2024). Our allowance for this to continue into construction will be included in the DA. Northern Response: We are coordinating with the geotechnical engineer and will follow up with further details on timing. Comment Number: 35 02/20/2024: FOR HEARING: *Updated Comment - 7 The post-construction groundwater monitoring well detail needs to be upgraded to a standard well type. The Geotech should provide input on recommended depth. Please see redlines on the detail sheet of the Utility Plans for more comments Northern Response: The monitoring well detail has been revised. We have coordinated with the geotechnical engineer and have provided a recommended depth. Comment Number: 36 02/20/2024: FOR FINAL APPROVAL & RECORDING: The offsite storm easement will need to be executed and recorded before project approvals. Further discussion should be had on the timing of these and approval processes. Northern Response: Acknowledged Comment Number: 37 02/20/2024: FOR HEARING: See the Utility Plans redlines for comments on the storm profile. Northern Response: Storm Drains have been updated. Responses have been added to the redlines. Comment Number: 38 02/20/2024: FOR HEARING: The design of the water quality orifice plate has small orifices that may clog. Please revise the design to reduce and enlarge the number of orifice holes. One column with 2 or 3 orifice holes is what Stormwater would like to have. See redline comments on UT Plans and Drainage Report. Northern Response: The water quality orifice plate calculations have been revised and updated in the report. Responses have been added to redlines. Comment Number: 39 02/20/2024: INFORMATION: A CDOT permit will likely be necessary for the storm drain work in College Ave ROW. Northern Response: Understood. We will let JHL (the contractor) know they will need to acquire that. Comment Number: 40 02/20/2024: INFORMATION: Environmental Planning wants to look at alternative stormwater conveyance approaches at the Storm Drain C location. The goal appears to be to remove the concrete pipe from the NHBZ area. Please coordinate with me and the Environmental Planning reviewers on grading and conveyance alternatives. Northern Response: Per the meeting on 3/1 the storm drain has been pulled back and a small berm has been added to redirect water into the existing natural habitat area/Dry Creek. Comment Number: 41 02/23/2024: FOR HEARING: A Utility or Drainage Easement meting current standards will need to be dedicated along the existing storm drain crossing Lot 3. This should be done on the Plat. Specifically, this easement should be 10 -foot (min) offset each side of the pipe, on the development property. See redlines of Utility Plan. Northern Response: A 20-ft Drainage easement has been added around the boundary of Lot 3 following the existing storm drain. 8 Comment Number: 42 02/23/2024: FOR FINAL APPROVAL & RECORDING: Regarding the stormwater pond overflow spillway and significant variance from criteria, we will internally write and approve a stormwater department variance. This document will need to be included with the final drainage report. Northern Response: Understood. Please send variance to us once completed and we will get it included in the drainage report Department: Water-Wastewater Engineering Contact: Matt Simpson Topic: General Comment Number: 4 02/20/2024: FOR HEARING – UPDATED: The offsite sewer and water easements or ROW need to be executed and recorded before project approvals. Further discussion should be had on the timing of these and approval processes. 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 FINAL APPROVAL & RECORDING: 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: Acknowledged Comment Number: 13 02/20/2024: FOR FINAL APPROVAL & RECORDING - UPDATED: *Update Comment - For the water and sewer variances, please simply update the plans, per the redlines, to show criteria variance approvals for water and sewer items. The forms will not be needed in this situation, thank you for preparing them 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: Per the meeting on 3/1 we have added notes to CS2 and to the legends of the water and sewer construction sheets. Comment Number: 20 02/20/2024: FOR HEARING: Follow up on previous “Looped Water Main” Comments – The alignment of the offsite water main, south of the site, will need to be revised to match the City plans sent to you on 2/1/24. Please update the UT Plans and Profile. 9 Northern Response: The waterline alignment has been adjusted per the Wilson & Co ROW linework. The water design and construction sheets have been updated. Comment Number: 21 02/20/2024: FOR HEARING: We will need to continue working on the developer repay outside of formal review. Please update the repay tabulation and exhibit based on the recent discussion and send back to me. I will send you directly more information about how the repay process will work. Northern Response: We have received your markups and will continue to coordinate with you. Comment Number: 22 02/20/2024: FOR HEARING: The Hydrozone map and table must be included in BOTH the Landscape Set and on the PIP. Ripley Response: Hydrozone map and table have been added to the PIP. Comment Number: 23 02/20/2024: FOR HEARING: See the Utility Plans redlines for comments regarding the sewer and water configuration and profile. Northern Response: Water and sewer have been updated per the new ROW alignment and additional comments. Responses have been added to the redlines. Comment Number: 24 02/20/2024: FOR HEARING: A utility easement will need to be dedicated on the plat for the private sewer service near the northeast corner of Lot 2. Northern Response: The plat has been updated and will dedicate a 30-ft Utility & Stormwater easement along the north property line of Lot 2. Comment Number: 25 02/20/2024: FOR HEARING: Show more detail in the Preliminary Irrigation Plan about how the Lot 1 system configuration will work at the temporary hydrant meter. We want to confirm and see on the plans that a temporary pipe or hose will not be laid across the sidewalk. MPI RESPONSE: IRRIGATION HYDRANT IS DETAILED ON SHEET IR2.1. MAINLINE WILL BE INSTALLED UNDER SIDEWALK AND ALL DOWNSTREAM COMPONENTS WILL ALSO BE INSTALLED BELOW GRADE. Comment Number: 26 02/20/2024: INFORMATION: The water fees for the Lot 2 irrigation service will be based on the larger outdoor water use table between this project and the FCRM project. Ripley Response: Acknowledged. Comment Number: 27 02/20/2024: FOR HEARING: See Plat redlines for comment on the City Watermain easement. Northern Response: Per discussions with John Von Nieda these easements on city owned property will be renamed ‘waterline/utility alignment’ as reference. Responses have been added to redlines. 10 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 8 02/14/2024: UPDATED: 01/06/2024: FOR HEARING: Update requirements: • More details about Roles and Responsibilities o What are the triggers to hand off restoration maintenance to city Utilities? o Future grading design elements should outline constructed wetland intentions. o Future irrigation/hydrozones (if the city is managing, why is the applicant showing hydrozones within lot 1?) o Monitoring is required by City Utilities and Performance criteria should use analogous reference site. The restoration plan must 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 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 Some restoration goals that have been discussed include: o The utility grading plan and restoration plan should not conflict or have a negative impact on the natural features. e.g. Dry Creek hydrology. o The location of tree plantings should closely mimic the remnant Dry Creek Channel and should consider temporary irrigation and longterm - management beyond year 1. o Custom seed mix design should consider high ground water levels and varying topography. Restoration Goal #4 – Weed management. • Weed management and longterm maintenance needs to be addressed. Cedar Creek Response: Acknowledged. The restoration, weed management, and adaptive management plans have been updated. Comment Number: 9 01/06/2024: FOR RECORDING: 11 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: An estimate will be provided prior to recording. Comment Number: 10 10/30/2023: FOR DCP: The agreed upon NHBZ security will need to be collected prior to DCP issuance. Ripley Response: Acknowledged. Comment Number: 24 02/12/2024: FOR HEARING: Please change the following note on L01.03 of the Site and Landscape plan, "NOTE: NEW LANDSCAPE IN THE NHBZ WILL BE ESCROWED AND INSTALLED AT THE TIME OF THE CITY STORMWATER INFRASTRUCTURE PROJECT." to "NOTE: NEW LANDSCAPE IN THE NHBZ WILL BE ESCROWED AND INSTALLED AT THE TIME OF FUTURE PROPOSAL FOR LOT 2." Ripley Response: Note has been updated. Comment Number: 25 02/14/2024: FOR HEARING: Pursuant to Land Use Code (LUC) Section 3.4.1, the development plan shall be designed and arranged to be compatible with and to protect natural habitats and features. To support the code, alternatives should be considered for the pipe on the north side of the property within the natural feature and Natural Habitat Buffer Zone. Design goals should considers water flows through the Dry Creek feature. Northern Response: Per the meeting on (3/1) with Matt Simpson the storm drain has been pulled back and a small berm has been added to redirect water into the existing natural habitat area/Dry Creek. A small channel has also been graded on the south side of the old dry creek to allow overflow into the main Hickory Pond area. Cedar Creek Response: Acknowledged. Comment Number: 26 02/22/2024: FOR HEARING: Please include NHBZ line work to the tree mitigation sheet on the Site and Landscape plan. Ripley Response: NHBZ linework has been added to the tree mitigation sheet. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 11 02/20/2024: FOR HEARING: The mitigation requirements are as follows: Canopy Shade Tree: 2.0” caliper balled and burlapped 12 Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped With the sizes stipulated on the plant schedule, only 19 trees will fulfill the mitigation requirements. Please do one of the following: 1. Upsize the peachleaf willows to 2" B&B and the Rocky mountain junipers to 8' 2. Add trees to the plant schedule 3. Increase the numbers for payment in lieu. Ripley Response: Willows and junipers have been upsized. A total of 25 trees will fulfill the mitigation requirements , plus payment in lieu for 12 trees. Comment Number: 12 02/20/2024: FOR HEARING: On the landscape plan the Tree Mitigation Summary Table has incorrect numbers. Please adjust them to the following: Mitigation trees required: 39, Mitigation trees Provided: 19, Fee in lieu provided: 20. Ripley Response: Tree Mitigation Summary Table has been updated to reflect additional tree removal and upsized mitigation trees. Comment Number: 13 02/20/2024: FOR HEARING: There are some trees scheduled to be removed on the utility plans that are not shown on the landscape plan, or any associated documents and tables (see Forestry redlines). According to talks with utilities all of the trees in the group associated with tree number 38 (a cloud of Siberian elms) will need to be removed. Please update the landscape plan and Tree Removal Feasibility letter accordingly. Ripley Response: Tree group 38 is shown as removed and tree mitigation totals and tree removal letter have been updated.