HomeMy WebLinkAboutMARS LANDING - PDP190013 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS  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
March 26, 2021
James Prelog
Galloway and Company
5265 Ronald Reagan Blvd Suite 210
Johnstown, CO 80534
RE: Mars Landing, PDP190013, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Mars Landing. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Tenae Beane via phone at 970‑224‑6119 or via email
at tbeane@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Spencer Smith, 970‑221‑6603, smsmith@fcgov.com
Topic: General
Comment Number: 11 Comment Originated: 10/02/2019
03/22/2021: FOR FINAL
There are some similar issues on the west side of the site (see redlines).
10/02/2019: FOR FINAL
Some of the proposed grading at the south end of Mars Drive and also along
the College Ave. improvements doesn't appear to correctly tie to existing (see
redlines).
Response: We have addressed the grading tie-in at the abandoned North Louden Ditch. As a mitigation measure for ponding the termination of the vacant open ditch section on the adjacent
property, we are proposing to install a low flow 12” culvert to eliminate any ponding that would result at the property line.
Comment Number: 16 Comment Originated: 10/02/2019
03/22/2021: FOR FINAL PLAN
Please see redlines for additional comments.
09/29/2020: INFORMATION ONLY
Please refer to redlines for additional comments.
10/02/2019: INFORMATION ONLY
Please refer to redlines for additional comments.
Response: See accompanying redline comment response for those needing further explanation.
Comment Number: 18 Comment Originated: 09/29/2020
03/22/2021: FOR FINAL
The transformers should be located outside of the proposed utility easement
along Mars Dr. Please work with Luke from Light and Power on the best
location for those.
Response: We’ve coordinated with Luke and verified the proposed transformer locations internal to the site.
09/29/2020: FOR HEARING
The proposed transformers will need to be moved outside of the Mars Dr.
ROW. Also, while it is typically allowed, it would be preferred that the bike racks
located in the Mars Dr. utility easement be located outside of the easement.
Comment Number: 19 Comment Originated: 09/29/2020
03/22/2021: FOR HEARING
Repeat comment.
09/29/2020: FOR HEARING
We will need letters of intent for all offsite easements necessary for the
development of this site. There appear to be a sanitary sewer easement,
temporary grading easement, drainage easement as well as others that will
needed that are off‑site. See redlines.
Response: We are engaged with discussions with the adjacent property owner to the south and the Owner of Outlot B regarding necessary easements. Letters of intent will be provided
as soon as terms of the agreements are agreed upon.
Comment Number: 21 Comment Originated: 03/22/2021
03/22/2021: FOR FINAL
Please revise and resubmit the variance request regarding the intersection
offset maximum for Skyway Dr. I believe the offset distance has increased
since the original request was submitted.
Response: The revised variance request is provided.
Comment Number: 22 Comment Originated: 03/22/2021
03/22/2021: FOR HEARING
Given the height of the retaining wall and proximity to the adjacent property to
the south, I'm not confident that the wall can be constructed without easements
from the adjacent property owner. Also, I'm not sure that a stacked block wall
that tall will be allowed without terracing.
Response: We have worked with the wall manufacturer’s rep and determined that the wall can be installed without terracing. A grading easement is requested from the adjacent property
owner and is shown on the Utility Plans. We will provide the reviewer with the Letters of Intent as soon as we obtain it.
Comment Number: 23 Comment Originated: 03/22/2021
03/22/2021: FOR HEARING
All existing and proposed easements need to be shown and labeled on all plans.
Response: All easements are labeled throughout the sheets now.
Comment Number: 24 Comment Originated: 03/22/2021
03/22/2021: FOR HEARING
The proposed sanitary sewer line on‑site looks like it is only a couple of feet
from the edge of the easement and is nearly 15 feet deep or so. Is this allowed
by the sewer district?
Response: We have revised the Sanitary Main Alignment to be within the Mars and Skyway right-of-ways. This is due to the Storage Units owner no longer allowing the crossing of their
property to connect to the main parallel to College Avenue.
Comment Number: 26 Comment Originated: 03/22/2021
03/22/2021: FOR FINAL
Your proposed crosspans along Mars Dr. should be 8 feet wide.
Response: Proposed cross pans have been revised.
Department: Traffic Operation
Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 09/28/2020
10/01/2019: BY FINAL PLAN:
CDOT has provided a review and comments back. They are indicating that no
changes are needed along College (their jurisdiction) and that an access permit
for change in use will be needed at Skyway. That can be completed at final.
Response: Comment noted.
Comment Number: 1 Comment Originated: 03/22/2021
03/22/2021: BY FINAL PLAN ‑ UPDATED:
Thank you for updating the Utility Plans for the striping on Mars, and at Skyway
and College. You will need to update the Legend for items D and E, as they
should be 6 inch lines not 4 inch.
Response: This has been changed from 4-inch to 6-inch.
09/28/2020: BY FINAL
Redlines have been provided for the proposed striping on Mars, and the
striping on Skyway at College.
Department: PFA
Contact: Marcus Glasgow, 970‑416‑2338, mglasgow@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 03/23/2021
03/23/2021: FOR HEARING:
It still appears that building A‑48 is not meeting Aerial Access. Over half of the
west side is not within 30 feet of the fire lane.
09/28/2020: FOR HEARING:
AERIAL APPARATUS ACCESS ‑ Due to roof articulations and setbacks from
the building façade, it remains unclear if the accessible roof has met the
requirement for being positioned within 30 feet of the fire lane. At least 50
percent of the roof needs to be within 30 feet of the fire lane. Please provide
additional roof details, including parapet setbacks. Thank you.
Response: We have discussed with the reviewer and, per correspondence dated 4/9, this has been resolved.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: General
Comment Number: 13 Comment Originated: 09/29/2020
03/23/2021: FOR HEARING ‑ UNRESOLVED:
A dedicated vehicular access still needs to be planned for even if the Applicant.
thinks it is not needed.
Response: A curb cut has been provided at the northwest corner of the parking lot with rollover curb providing access to the pond. Grades have been softened at this area to allow access
as well.
09/29/2020: FOR HEARING ‑ Please provide a maintenance access to the
detention pond and discuss in the text of the Drainage Report.
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/01/2019
10/01/2019: INFORMATION ONLY:
There is currently 3‑phase power located on the southern frontage of Skyway Dr
with conduits stubbed to the north east corner of the site.
Response: Comment noted.
Comment Number: 2 Comment Originated: 10/01/2019
10/01/2019: FOR HEARING ‑ UPDATED:
The proposed transformer locations appear to be in public right‑of‑way. Please
relocate the transformers as with the following guide lines:
Transformer locations will need to be coordinated with Light & Power and
shown on the utility plans. Transformers must be placed within 10 ft of a
drivable surface for installation and maintenance purposes. The transformer
must also have a front clearance of 10 ft and side/rear clearance of 3 ft
minimum. When located close to a building, please provide required separation
from building openings as defined in Figures ESS4 ‑ ESS7 within the Electric
Service Standards. Please show all proposed transformer locations on the
Utility Plans.
We had a meeting after the last submittal, we discussed alternative transformer
locations. The transformer locations haven't moved? Please contact me if you
need further assistance.
Response: Engineer met with the reviewer on 6/1 to discuss transformers. The revised locations as sown in the updated plans are reflective of these conversations. Transformers are
placed internal to the site within a utility easement. Each apartment building will be served by its own three phase transformer. Engineer will coordinate with the reviewer at time
of final submittal to incorporate street light design for Mars Drive.
Comment Number: 3 Comment Originated: 10/01/2019
10/01/2019: INFORMATION ONLY:
The services to the buildings will be considered a commercial service;
therefore, the service lines from the transformers to the meters are required to
be installed, owned and maintained by the property owner.
Response: Comment noted.
Comment Number: 4 Comment Originated: 10/01/2019
10/01/2019: FOR HEARING ‑ UPDATED:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Each residential unit will need to be individually metered. Please show electric
meter locations on the utility plan. Reference Section 8 of our Electric Service
Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Response: Meter locations are called out on the Utility Plan.
Comment Number: 5 Comment Originated: 10/01/2019
10/01/2019: FOR FINAL APPROVAL:
A commercial service information form (C‑1 form) and a one‑line diagram for all
commercial services will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C‑1 form is below:
http://zeus.fcgov.com/utils‑procedures/files/EngWiki/WikiPdfs/C/C‑1Form.pdf
Response: Comment noted. We will work with the Owner and Electrical Engineer to provide one-line and C-1 forms with the Final Utility Plan review.
Comment Number: 6 Comment Originated: 10/01/2019
10/01/2019: INFORMATION ONLY:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investmen
t‑development‑fees
Response: Comment noted.
Comment Number: 7 Comment Originated: 10/01/2019
10/01/2019: INFORMATION ONLY:
L&P has an above ground vault on the corner of Skyway and College Ave. If any
existing electric infrastructure needs to be relocated or underground as part of
this project, it will be at the expense of the developer and will need to be
relocated within a dedicated easement. Please coordinate relocations with
Light and Power Engineering.
Response: Our Topographic and Improvements survey has identified a electric utility vault adjacent to the existing bus stop on College Avenue at Skyway Drive. We have called this out
as to be relocated in coordination with Light & Power to accommodate sidewalk improvements required by the City with this development.
Comment Number: 8 Comment Originated: 10/01/2019
10/01/2019: FOR HEARING ‑ UPDATED:
Please contact Luke Unruh to verify new transformer locations on the utility and
site plans before the next submittal.
Response: Engineer met with the reviewer on 6/1 to discuss transformer locations. Utility Plans reflect these locations as agreed upon in the meeting.
Department: Forestry
Contact: Molly Roche, 224‑616‑1992, mroche@fcgov.com
Topic: General
Comment Number: 19 Comment Originated: 10/05/2020
3/23/2021: CONTINUED THROUGH FINAL PLAN:
10/5/2020: INFORMATION ONLY
Forestry will perform final plant counts during final plan review.
Response: Comment noted.
Comment Number: 24 Comment Originated: 03/23/2021
3/23/2021: FOR FINAL APPROVAL:
Please clarify the detail along College Ave between the two northern most
proposed street trees.
Response: Additional detail will be provided with Final.
Comment Number: 25 Comment Originated: 03/23/2021
3/23/2021: FOR FINAL APPROVAL:
Will any street lights or stop signs be provided on Skyway and College? If so,
please provide their locations with a unique symbol and space trees
accordingly.
Response: There are no proposed vertical improvements (signs, street lights, etc.) proposed at the Skyway and College intersection.
Comment Number: 26 Comment Originated: 03/23/2021
3/23/2021: FOR FINAL APPROVAL:
There are a few utility conflicts with parking lot island trees. Please review
redlines and adjust tree or utility spacing as needed.
Response: Revised as requested, we will continue to monitor tree/utility conflicts with Final.
Comment Number: 27 Comment Originated: 03/24/2021
03/24/2021: FOR FINAL APPROVAL
Please provide 10‑ft clearance between trees (public and private) and electrical
vaults and transformers.
Response: Revised as requested.
Topic: Landscape Plans
Comment Number: 10 Comment Originated: 09/30/2019
3/23/2021: CONTINUE THROUGH FINAL PLAN:
10/5/2020: FOR FINAL APPROVAL – UPDATED
Street lights and stop signs do not appear to be shown on the landscape plan.
Please confirm that there are no street lights along Mars and Skyway or let me
know if they will be shown at final plan.
9/30/2019: FOR FINAL APPROVAL
Please include locations of street lights and stop signs. Please adjust tree
locations to provide proper tree separation:
40 ft between Canopy Shade Trees and street lights
15 ft between ornamental trees and street lights
50 ft between street trees and stop signs
Response: Revised as requested.
Comment Number: 12 Comment Originated: 09/30/2019
3/23/2021: FOR FINAL APPROVAL – UPDATED:
Thank you for removing Lindens from the ROW along College. Fort Collins is
reaching the maximum percentage of Honeylocust. Please replace Honeylocust
with either Choice City Elm or Kentucky Coffeetree ‘Espresso’ along College
and Skyway.
10/5/2020: FOR FINAL APPROVAL – UDPATED
Continued:
Please do not specify Lindens along College Ave as they do not respond well to
deicing salts during the winter. Instead, please specify Choice City Elm or
Kentucky Coffeetree ‘Espresso’.
9/30/2019: FOR FINAL APPROVAL
Please do not specify Lindens in parking lot islands or medians or along
arterials. They do not handle deicing salts very well. Suitable parking lot trees
include Kentucky Coffeetree ‘Espresso’, Oaks, Honeylocust, and Elms.
Response: Revised as requested.
Department: Planning Services
Contact: Pete Wray, 970‑221‑6754, pwray@fcgov.com
Topic: General
Comment Number: 12 Comment Originated: 03/22/2021
03/23/2021: FOR HEARING:
Trash Enclosure
‑ Please provide additional detail for the plan view of enclosure to show wall
sides, person entrance, wall materials adn color. The site plan locations do not
match details for door areas.
Response: A revised detail is included within the site plan details that matches the plan.
Comment Number: 13 Comment Originated: 03/22/2021
03/23/2021: FOR HEARING:
Off‑Site Streetscape Plan
‑ the south terminus of this sidewalk should include a barrier fence detail of
other form of end of walk.
Response: Comment noted. Refer to engineering responses for further detail.
Comment Number: 14 Comment Originated: 03/22/2021
03/23/2021: FOR HEARING:
Site/Landscape Plan
‑ South retaining wall ‑ see Engineering comment if wall needs to change, this will impact
ability to screen parking lot.
Response: Comment noted. Refer to engineering responses for further detail.
Comment Number: 15 Comment Originated: 03/23/2021
03/23/2021: FOR HEARING:
Landscape Plan
‑ Please show/identify 25' landscape buffer area between Mars Drive ROW and site.
Response: We have verified with the reviewer that this is in reference to the area along Skyway Drive, not Mars Drive. This is labeled on the landscape plan.
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/28/2020
09/28/2020: UNRESOLVED - FOR HEARING:
Please provide a letter of intent with the property owner to the west, along with
the ditch company, that this area will be a Natural Habitat Buffer Zone that will
be maintained in a native state in perpetuity. If any disturbance occurs in the
future, whoever creates the disturbance will be required to restore the area to
predisturbance condition. Both owners must understand that this area cannot be
used for environmental mitigation for any future development. The agreement
will be a condition of approval at Hearing.
Response: Per discussions with the reviewer, we are no longer pursuing a joint mitigation strategy with the neighbor. See attached landscaping and site plan for the revised extents
of the mitigation areas.
Comment Number: 11 Comment Originated: 09/28/2020
09/28/2020: FOR INFORMATION:
Keep in mind the city will require a wetland monitoring report, weed mitigation
plan, and restoration plan for this project. A security for 125 percent of the cost
will be required for planting, monitoring, weed management . If the project does
not meet the success criteria for wetlands and restoration, the escrow will not be
released.
Response: Comment noted.
Comment Number: 12 Comment Originated: 09/28/2020
09/28/2020: PRIOR TO DEVELOPMENT CONSTRUCTION PERMIT:
Prior to issuance of the Development Construction Permit (DCP), and prior to
prairie dog removal, please submit the results of a burrowing owl survey
completed by a professional, qualified wildlife biologist, and in accordance with
the Division of Parks and Wildlife standards if removal is between March 15
and October 31. Note the timing requirements of these surveys are between
March 15 and October 31, as no burrowing owls are expected to be present
between November 1 and March 14. This issue is required due to the presence
of prairie dogs on the site.
Prior to issuance of the Development Construction Permit (DCP), please
submit a letter explaining how and when prairie dog removal occurred at the site
and in accordance with the Division of Parks and Wildlife standards.
Response: Comment noted regarding surveys. Refer to the General Notes Page, C0.1, Section G, regarding trap and donate mitigation strategy for prairie dog removal.
Comment Number: 1 Comment Originated: 03/22/2021
03/22/2021: FOR HEARING:
Thank you for the character images of the retaining walls. Please use natural
boulders for all retaining walls in the NHBZ. Thank you.
Response: Thank you for the feedback, however natural boulders are not a feasible option for the application within the detention pond due to material and functional purposes – it is
assumed that stacking of the boulders for structural purposes would require stepped stacking and reduce the pond and mitigation area footprint.
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/20/2019
03/22/2021: FOR FINAL PLAN:
We acknowledge the response that the Benchmark Statements have been
updated, and we will confirm that at FDP.
Response: Comment noted.
09/20/2019: FOR FINAL PLAN:
The Benchmark Statements shown on the Site & Utility Plan cover sheets will
need to match the following. Please provide the following information for the
Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM ‑ X.XX’.
09/25/2020: FOR FINAL PLAN:
The Benchmark Statements shown on the Site & Utility Plan cover sheets will
need to match the following. Please provide the following information for the
Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM ‑ X.XX’.
09/20/2019: FOR FINAL PLAN:
The Benchmark Statements shown on the Site & Utility Plan cover sheets will
need to match the following. Please provide the following information for the
Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM ‑ X.XX’.
Comment Number: 2 Comment Originated: 09/20/2019
03/22/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response: Comment noted.
09/25/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
09/20/2019: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Department: Erosion Control
Contact: Jesse Schlam, 970‑218‑2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/12/2021
03/12/2021: INFORMATION ONLY:
The submitted Erosion and Sediment Control (ESC) materials meet the
standards for a PDP level submittal, at Final (FDP) please submit a complete
Erosion and Sediment Control Report, Plan and escrow calculations since the
site disturbs more than 10,000 sq. ft. and/or meets the criteria for Erosion and
Sediment Control materials to be submitted. The erosion control requirements
are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy
of the requirements can be found at www.fcgov.com/erosion Please check the
erosion control plans with the updated criteria. This project seems to be
designed for erosion control under the old criteria as highlighted by the lack of
updated erosion control standard notes, sequence chart or summary table. The
full list of erosion control materials requirements can be found in Chapter 2
section 6. Please note on the off‑site construction plans how all disturbed areas
will be permanently re‑vegetated.
Based on the area of disturbance, State permits for stormwater discharge will
be required since the site is over an acre and should be obtained prior to
commencing any construction activities on or off the site.
The proximity of the construction site to existing wetlands should be taken into
account during the design of Erosion and Sediment Control (ESC) measures.
Please ensure that no sediment reaches the wetlands due to site construction
activities and provide all appropriate temporary ESC measures that would
accomplish that requirement.
Response: Comment noted.
09/24/2019:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need
for Erosion and Sediment Control Materials to be submitted. The erosion
control requirements are located in the Stormwater Design Criteria in Chapter 2
Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion
Please check the erosion control plans with the updated criteria. This
project seems to be designed for erosion control under the old criteria as
highlighted by the lack of updated erosion control standard notes, sequence
chart or summary table. The full list of erosion control materials requirements
can be found in Chapter 2 section 6.