HomeMy WebLinkAboutMULBERRY CONNECTION - FDP200030 - - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewFebruary 14, 2020Josh
Heiney Comunale Properties1855 S Pearl Street, Suite 20Denver, CO 80210RE: Mulberry Connection, PDP190015, Round Number 3Please see the following summary of comments from City staff
and outside reviewing agencies for your submittal of Mulberry Connection. If you have questions about any comments, you may contact the individual commenter or direct your questions
through your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact:
Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 10/16/201910/16/2019: INFORMATION ONLY: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!Response: Acknowledged, thank you.Comment Number: 2 Comment Originated: 10/18/201910/16/2019: INFORMATION ONLY: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. Provide reference to specific project plans or explanations
of why comments have not been addressed, when applicable.Response: Acknowledged, thank you.Comment Number: 3 Comment Originated: 10/18/201902/14/2020: INFORMATION ONLY:Staff
will need to have your resubmittal no later than 02/21/2020 for reviewto meet the deadline for approval to include this project in the March Planningand Zoning Board Hearing. You only
need to focus on the items mark “FOR HEARING”.Comments marked “FOR FINAL” or “FOR FINAL APPROVAL” can be addressedat FDP following the hearing and appeal period. Please work with me
when you are ready to submit this package. Response: Acknowledged, thank you. PDP was been previously approved.Department: Planning ServicesContact: Kai Kleer,
9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 16 Comment Originated: 02/11/202002/11/2020 READY FOR HEARING W/ ONE CONDITION OF APPROVAL:Pursuant to 3.8.11
Fences and Walls, the fence located along the western property line shall incorporate one (1) or more of the following methods into the overall design:Integrating architectural elements
such as brick or stone columns;Incorporating articulation or openings into the design;Varying the alignment or setback of the fence;Softening the appearance of fence lines with plantings,
or similar techniques.In addition to the foregoing, the proposed fence shall vary the alignment or setback of at least onethird (1/3)of the length of the fence section by a minimum of
five (5) feet. The variation in fence alignment shall take place no less than 6 times along the entire length of fencing and shall be evenly distributed based on each section length
of fence.Response: Acknowledged, architectural elements and varying fence along the western property line were incorporated in the approved PDP and maintained in the FDP.Department:
Engineering Development ReviewContact: Morgan Stroud, 9704164344, mstroud@fcgov.comTopic: GeneralComment Number: 11 Comment Originated: 02/11/202002/11/2020: For Final:Please
see my redlines for minor comments on the utility plan set.Response: Acknowledged, see redlines for our responses.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754,
masimpson@fcgov.comTopic: GeneralComment Number: 20 Comment Originated: 12/16/201902/10/2020: FOR INFORMATION: We accept the submitted detention pond planform and grading
based upon the screening fence provided.Applicant Question: In response to this comment, you asked if riprap is allowed on the 6% slope in the Redman Dr access easement. City Response:
Yes, it is allowed to place riprap in the access easement as necessary. Items that may prevent or restrict the primary purpose of the easement, being access, would not be allowed such
as anything that would prevent or restrict future roadway widening.12/16/2019: FOR HEARING:The detention pond does not meet our landscaping requirements. The planform of the basin
needs to include side slopes that vary and undulate (with maximum side slopes of 4:1).The western and northern sides of this detention pond will need to have a varied planform and sideslopes
such that it matches in well with the natural area and meets the City’s detention pond landscape guidelines. Please review the Geometry of Stormwater Detention Facilities (Ch 8, Section
3.1) in the FCSWM.:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaThe detention pond embankment and spillway need
to be shifted out of the Redman Dr. Access Easement.Response: Acknowledged, thank you.Comment Number: 26 Comment Originated: 12/16/201902/10/2020: FOR HEARING: The grading
near design points B and B1, along the southern edge of the site, is lower than the spillway elevation and the 100yr detention water surface elevation (WSEL). This situation will limit
the maximum WSEL on the site and will not allow the detention pond to fill to the design depth and volume. This means that some flows will freerelease undetained. This situation will
need to be corrected. I am available to discuss options to address this. See redlines for more information.Response: Acknowledged, grading revised prior to PDP approval and maintained
for FDP.12/16/2019: FOR HEARING:What is the pond spillway crest elevation? Please confirm there is there 1foot of freeboard to top of pond and to FFE of adjacent structures.Comment
Number: 27 Comment Originated: 12/16/201902/10/2020: FOR FINAL REPEAT COMMENTThank you for your acknowledgement of this comment.12/16/2019: FOR FINAL PLAN: Please meet
with us before final design submittal to discuss the “Fort Collins method” for sizing Stormtech isolation water quality chambers.Response: Acknowledged, sizing of Stormtech isolation
water quality chambers discussed prior to FDP submittal.Comment Number: 28 Comment Originated: 12/16/201902/10/2020: FOR FINAL UPDATED:It is the applicant's responsibility
to provide the documentation for offsite easements. If you have questions about what this entails, please contact Engineering to discuss.12/16/2019: FOR FINAL:The detention pond needs
to be in a drainage easement, this includes the pond embankment, outlet structure, and outlet pipe. Thank you for adding drainage easements for the LID.Response: Acknowledged, off-site
easements obtained and included in the FDP submittal for reference.Comment Number: 29 Comment Originated: 12/16/201902/10/2020: FOR FINAL REPEAT COMMENTThank you for your
acknowledgement of this comment.12/16/2019: FOR FINAL:In the detention pond, what is the low flow channel slope? Fort Collins requires 2% min or a concrete trickle pan.Response: Acknowledged,
concrete trickle plan proposed. Refer to Grading Plans for additional details.Comment Number: 30 Comment Originated: 12/16/201902/10/2020: FOR FINAL UPDATED – Thank you for
providing a picture of the upstream end of this culvert. For Final Plan, the downstream end of the culvert will need to be located. You will need to confirm the existing culvert has
sufficient capacity to meet street cross flow criteria. The upstream culvert end will need to be repaired and matched into the grading.12/16/2019: FOR FINAL:Please confirm that there
is a cross culvert under Redman Drive at the Frontage Road intersection. See redlines for more information.Response: Acknowledged, downstream end of culvert located, however, grading
constrains do not allow for it to be replaced. Concrete drainage pan across Redman Drive proposed.Comment Number: 34 Comment Originated: 02/10/202002/10/2020: FOR HEARING:Please
confirm there is enough depth to accommodate the proposed ADS SC310 chambers and cross section between the finished grade elevations and the underdrain elevation.Response: Acknowledged.
Depth verified prior to PDP approval and maintained for FDP submittal.Comment Number: 35 Comment Originated: 02/10/202002/10/2020: FOR HEARING: The 100year detention WSEL
(4952.31) is higher than the proposed grading along the middle drive aisle. This means this area may be inundated during a 100year rainfall. This situation will need to be corrected
or formalized. The City does allow for “parking lot detention,” up to 12inches in depth. Please feel free to discuss options with us.Response: Acknowledged. Grading revised prior
to PDP approval and maintained for FDP submittal.Comment Number: 36 Comment Originated: 02/10/202002/10/2020: FOR FINAL:The release rate for the detention calculations can
be revised. Free releases from Subbasin O1 do not need to be subtracted from the allowable detention release rate. This subbasin is pervious area on the edge of the site. It is permissible
to freerelease flows from this area. See drainage report redlines for more information.Please also double check the site area in the detention calculation.Response: Acknowledged.
Calculations revised for FDP. Refer to drainage report green lines for additional responses.Comment Number: 37 Comment Originated: 02/10/202002/10/2020: FOR FINAL: On the
east side of the site, the proposed contours do not appear to match with the proposed curb and gutter, please correct this for Final Plan. Please clarify the where the proposed swale
will be located along the eastern frontage. The contours appear to show a flowline along the west edge of the proposed sidewalk.Response: Acknowledged. Proposed contours revised, curb
and gutter proposed along Redmon Drive.Comment Number: 38 Comment Originated: 02/10/202002/10/2020: FOR FINAL:The proposed grading along the north side of Redman Drive, adjacent
to Building 2 and the detention pond, appears to create an “asphalt flowline” where the proposed slope will tieinto the asphalt pavement. This situation may become erosive and incur
increased maintenance for adjacent property owners. We recommend there should be concrete curb and gutter at these locations. Or explain if this is not necessary. See redlined plans
for more information.Response: Acknowledged. Curb and gutter proposed along Redmon Drive.Comment Number: 39 Comment Originated: 02/10/202002/10/2020: FOR FINAL:The storm
drains and underdrains will need to be profiled.Response: Acknowledged. Proposed all storm drains are profile in FDP submittal.Comment Number: 40 Comment Originated: 02/10/202002/10/2020:
FOR FINAL:Please contact us to discuss criteria for the design of the drywell sump.Response: Acknowledged. Drywell eliminate from design due to high groundwater, replaced with infiltration
trench.Comment Number: 41 Comment Originated: 02/10/202002/10/2020: FOR FINAL:Please contact us to discuss Fort Collins specific requirements and methods for sizing of the
StormTech isolation chambers.Response: Acknowledged, sizing of Stormtech isolation water quality chambers discussed prior to FDP submittal.Comment Number: 42 Comment Originated:
02/10/202002/10/2020: FOR INFORMATION: On the redlined Utility Plans and Drainage Report, I have reiterated previous comments for Final Plan. Thank you for your acknowledgement of
these comments in your responses.Response: Acknowledged, refer to redlined Utility Plans and Drainage Report for greenline responses.Comment Number: 43 Comment Originated:
02/10/202002/10/2020: FOR HEARING:Please see the redlined Utility Plans and Drainage report. I encourage you to contact me with any questions or items you wish to discuss further.Response:
Acknowledged, applicable redlined Utility Plans and Drainage Report comments were addressed prior to PDP approval and maintained for FDP submittal.Department: WaterWastewater EngineeringContact:
Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 10/14/201910/14/2019: FOR INFORMATION:This project site is located
within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them for development requirements.Response: Acknowledged,
Districts contacted, and responses incorporated into FDP submittal.Comment Number: 2 Comment Originated: 10/14/201910/14/2019: FOR INFORMATION:The water conservation standards
for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standardsResponse: Acknowledged, water conservation standards incorporated
into design.Department: Environmental PlanningContact: Kelly Smith, , ksmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/09/2020FOR HEARING:02/09/2020:
Please add the following note to the Plat:"The Natural Habitat Buffer Zone is intended to be maintained in a native landscape in perpetuity. Please see Section 3.4.1 of the Land Use
Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future.Response: Acknowledged,
noted added prior to PDP approval and maintained for FDP submittal.Comment Number: 2 Comment Originated: 02/09/2020FOR HEARING:02/09/2020: Please label the 300' cooper slough
buffer on the Plat as follows and eliminate the "dedicated with this plat" statement:Natural Habitat Buffer Zone(300' buffer from Cooper Slough)Response: Acknowledged, noted added prior
to PDP approval and maintained for FDP submittal.Comment Number: 3 Comment Originated: 02/09/2020FOR HEARING:02/09/2020: If any grading, construction staging or disturbance
is to take place within the NHBZ the landscape must be restored using a native seed mix appropriate to the site. Please contact the Environmental Planner for appropriate seed mix.Response:
Acknowledged, no disturbance within the NHBZ proposed.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: Landscape PlansComment Number: 11
Comment Originated: 10/16/20192/10/2020: FOR FINAL APPROVAL – UPDATED:Continued: Thank you for showing the tree to be removed on the utility plans. However, this is a detail that needs
to be included on the landscape plan. Please show a detail of the surveyed tree location, label as offsite and to be removed and place a X over the symbol. Please include the following
information in table format on the site/landscape plan: Siberian Elm, 3stems ranging from 1524”, Fair condition, required mitigation = 2 trees, to be removed.Please note: This must be
shown for final approval of the landscape plans.Response: As previously discussed, location of tree removal is shown on Utility Plans with details and calculation on the landscape plans.12/13/2019:
FOR HEARING – UNRESOLVEDContinued: No comment response was provided by the applicant, nor are the below requests included on the site/landscape plan. Please provide the surveyed location
of the existing threestem Siberian Elm, label as offsite and to be removed and place a X over the symbol. Please include the following information in table format on the site/landscape
plan:Siberian Elm, 3stems ranging from 1524”, Fair condition, required mitigation = 2 trees, to be removed. Please note that no tree removal may occur prior to DCP (development construction
permit) issuance.Please provide a total of 2 mitigation trees on the landscape. They must be sized at the following caliper:Canopy Shade Trees: 2.0" caliper balled and burlap or equivalent.Evergreen
Trees: 8' height balled and burlap or equivalent.Ornamental Trees: 2.0" caliper balled and burlap or equivalent.Label mitigation trees in the plant list and directly on the symbol with
a bolded “M”.10/16/2019: FOR HEARINGThere is an existing threestem Siberian Elm offsite that the property owner (same property owner as this developing parcel) would like removed. It
will need to be mitigated onsite as apart of this submittal. Please show this tree to be removed with a X over the symbol and include the following information in table format on the
site/landscape plan:Siberian Elm, 3stems ranging from 1524”, Fair condition, required mitigation = 2 trees, to be removed. Please note that no tree removal may occur prior to DCP (development
construction permit) issuance.Please provide a total of 2 mitigation trees on the landscape. They must be sized at the following caliper:Canopy Shade Trees: 2.0" caliper balled and burlap
or equivalent.Evergreen Trees: 8' height balled and burlap or equivalent.Ornamental Trees: 2.0" caliper balled and burlap or equivalent.Label mitigation trees in the plant list and directly
on the symbol with a bolded “M”.Department: PFAContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic: GeneralComment Number: 14 Comment Originated: 02/11/202002/11/2020:
Prior PFA comments have been resolved. No further PDP comments.Response: Acknowledged, thank you.Department: Light And PowerContact: Cody Snowdon, 9704162306, csnowdon@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 10/15/201901/28/2020: FOR FINAL:An Easement by separate document will be required on the property to the north and the location
of the easement shall be coordinated with City Light and Power.12/17/2019: FOR HEARING:Thank you for providing the letter of intent along Redman Drive. It is understood that negotiations
are still be done in regard to the easement and letter of intent within the property to the north. Once those are finalized, please submit to Light and Power.10/15/2019: FOR HEARING:Light
and Power has singlephase power at the southwest corner of Vine Drive and Interstate 25. Light and Power can provide service to the property from that location, but all offsite easements
or crossing agreements (railroad, ditch, flood plain, etc.) required to route power from that location to the site will need to be acquired by the applicant. Please provide letters
of intent for all agreements required. Please include these locations on the Utility Plans.Response: Acknowledged, thank you.Comment Number: 3 Comment Originated: 10/15/201910/15/2019:
FOR FINAL:A commercial service information form (C1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review
prior to Final Plan. A link to the C1 form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfResponse: Acknowledged, thank you.Comment Number: 4
Comment Originated: 10/15/201910/15/2019: FOR FINAL:Each tenant space will need to be individually metered. Please gang all electric meters to one side of each building opposite
of gas meters. Meter locations will need to be coordinated with Light and Power. Please show proposed meter location on the Utility Plans.Response: Acknowledged, meter locations shown
on Utility PlanDepartment: Internal ServicesContact: Katy Hand, , khand@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 10/14/201910/14/2019:
INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments: https://www.fcgov.com/building/codes.phpResponse: Acknowledged, thank you.Comment
Number: 2 Comment Originated: 10/14/201910/14/2019: INFORMATIONAL: Building commissioning will be required.Response: Acknowledged, thank you.Department: Technical ServicesContact:
Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 10/15/201902/10/2020: INFORMATION ONLY:Unless required during PDP, a complete
review of all plans will be done at FDP.12/16/2019: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.10/15/2019: INFORMATION ONLY:Unless
required during PDP, a complete review of all plans will be done at FDP.Response: Acknowledged, thank you.Topic: PlatComment Number: 1 Comment Originated: 10/15/201902/10/2020:
FOR FINAL PLANUPDATED: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.12/16/2019: FOR FINAL PLANUPDATED: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.10/15/2019: FOR FINAL PLAN: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.Response: Acknowledged, comments incorporated.Department: Outside AgenciesContact: Randy Siddens, , Topic: GeneralComment Number: 1 Comment Originated:
10/15/2019UPDATED02/11/2020: Boxelder Sanitation has provided comments that will accompany this letter.Response: Acknowledged, thank you.Contact: Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 02/11/202002/11/2020: The following are Larimer County Engineering's comments for the Mulberry Connection referral:•It is the
County's expectation that there is a legal and physical conveyance established between the outlet of the pond and the Cooper Slough and the applicant is coordinating with the owners
of the property to the south as needed.•A portion of Redman Drive is nonexclusive easement or a private right of way per the plat. It is the County's expectation that the applicant obtains
all necessary permissions or easements to utilize Redman Drive for this development. •This development should share in any existing maintenance or needed improvements for Redman Drive.Response:
Acknowledged, required easement have been obtained.Please continue to include the County in any future submittals and we appreciate the opportunity to review this project.