HomeMy WebLinkAboutBROOKDALE SENIOR LIVING - PDP - PDP120014 - CORRESPONDENCE - (4)Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid -design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009International Building Code (IBC)
2009International Residential Code (IRC)
2009Intemational Energy Conservation Code (IECC)
2009International Mechanical Code (IMC)
20091ntemational Fuel Gas Code (IFGC)
2009 International Plumbing Code (/PC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI All 7.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 20091RC Chapter 11 or 20091ECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 20091ECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 20091ECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341
Current Planning
Contact: Courtney Rippy, 970416-2283, cripav(c.fccov.com
1. This project is a minor amendment that must be brought into compliance with the standards in Article 3 and
4 per LUC 1.6.5(B) - "where a building is proposed to be enlarged, expanded or added by more than 25%
of the gross floor area ... the parcel shall be brought into compliance."
If you would like to replat the property, then that replat would be managed by the planning department.
www.fogov.com/developmentreview for application requirements and fees for a project development plan
w/replat. A replat will be an Administrative (Type 1) review and hearing.
2. Please ensure that 6% of the interior of the parking lot is in landscape islands,
parking lot and building lighting needs to be down directional and shielded, need
landscaping along west side of expanded parking lot.
3. How many spaces will be provided? 3.2.2 (I) parking requirements
4. Any trash and/or recycling enclosures shall be compatible with the style of architecture of the building, per
Section 3.2.5 of the LUC. Pease ensure there is adequate space in the dumpster area to allowfor recycling
services.
5. The proposed development is subject to a Minor Amendment Review, please contact the Zoning
Department regarding your formal submittal.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lexr7a.fcgov.com
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
http://www.fcgov.com/conservation/biz-idap.php.
Department: Engineering Development Review
Contact: Marc Virata, 970-221.6567, mvirataofcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.00m/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at: .
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Currently it appears that easements for utility and/or drainage might be required for the proposal.
7. Street cuts to Lemay Avenue and/or Rule Drive will require a street cut permit with pavement impact fees
assessed per the fee schedule established in the permit.
8. Construction plans (or revisions to previously approved construction plans) will be required.
9. There are two different approvals of record comprising the overall site, Wovenhearts Memory Care on
the east half and Sterling House PUD on the west half. It may be required to either have a new
development agreement common to both properties or amend both existing development agreements.
In either scenario the document(s) will need to be recorded at Larimer County once the project is
finalized with recordation fees required from the applicant.
10. If the applicant seeks to replat the property (or if the review process requires the replat), and a
development agreement isn't required as noted in the previous comment, a note should be added to the
replat indicating that the previous development agreements for Wovenhearts Memory Care and Sterling
House PUD shall apply to the replat, just to ensure that the development agreements are still considered
valid with having the underlying properties replatted.
11. A Development Construction Permit (DCP) and/or excavation permit may need to be obtained prior to
starting any work on the site.
Department: Fire Authority
Contact: Carle Dann, 970-219.5337, CDANN(rD.poudre-fire.oro
1. AUTOMATIC FIRE SPRINKLERS: Any addition to Sterling House and/or Clare Bridge House must be
equipped with automatic fire sprinklers, tying into the existing structure(s).
2. REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any
portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus
access as measured by an approved route around the exterior of the building or facility. This fire lane
shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall
be submitted for approval prior to installation. In addition to the design criteria already contained in
relevant standards and policies, any new fire lane must meet the following general requirements:
6 Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting
fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at
construction sites.
4 Have appropriate maintenance agreements that are legally binding and enforceable.
L Be designated on the plat as an Emergency Access Easement.
L Maintain the required minimum width of 20 feet throughout the length of the fire lane (26 feet on at
least one long side of the building when the structure is three or more stories in height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code
official is authorized to increase the dimension of 150 feet
Please note, the existing private drives/drive aisles are required to be dedicated as an Emergency
Access Easement. This was not done on the original plat.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(L)
3. HYDRANT
An additional hydrant will likely have to be added, as the two existing hydrants on Rule Drive do not
meet minimum Fire Code requirement for distance from hydrant to building.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224.6143, lex(&fcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to
determine the status of the existing trees and any mitigation requirements as the result of development
impacts.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re -landscaping and reduce
bluegrass lawns as much as possible.
3. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fcgov.00m/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221.6854, rbuffington(a).fcgov.com
3. If an additional kitchen is planned, a grease interceptor will be required.
4. If additional or larger water services are needed, development fees and water rights will be due at
building permit.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, aschlueter(cDfcgov.com
1. It is important to document the existing impervious area since drainage requirements and fees are based
on new impervious area. An exhibit showing the existing and proposed impervious areas is required.
2. A drainage and erosion control report and construction plans are required and must be prepared by a
Professional Engineer registered in Colorado
3. In the McClellands drainage basin, onsite detention is required with a 0.2 cfs/ac release rate for the 10
year storm and a 0.5 cfs/ac release rate for the 100 year storm. The existing onsite detention may be
modified to meet the detention requirements. Parking lot detention for water quantity is allowed as long
as it is not deeper than one foot.
4. Water quality treatment is required as described in the Urban Storm Drainage Criteria Manual, Volume 3 -
Best Management Practices (BMPs). Extended detention is the usual method selected for water quality
treatment; however the use of any of the BMPs is encouraged.
(http:/ANww.udfod.org/downloads/down_ critmanual_vollll.htm) The existing detention pond and outlet
structure can be modified to treat the runoff from the new impervious areas.
5. The design of this site must conform to the drainage basin design of the McClellands Creek Master
Drainage Plan as well the City's Design Criteria and Construction standards.
6. The Stonmwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area over
350 sq.-ft. In addition, there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on
fees can be found on the City's web site at
http:/Avww.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
by contacting Jean Pakech at 221- 6375. There is also an erosion control escrow required before the
Development Construction Permit is issued. The amount of the escrow is determined by the design
engineer and is based on the site disturbance area or erosion control measures shown on the site
construction plans.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman(&fcgov.com
1. No comments
Department: Fire Authority
Contact: Carle Dann, 970.219.5337, CDANNna.aoudre-fire.orq
IcityOf
Flirt Collins
April 27, 2012
Ed Johnson
PDC Midwest
Fort Collins, CO
Re: Brookdale Senior Living Expansion -1008 Rule
Description of project: Proposed addition to the existing Sterling House and to the Clare Bridge House
with a proposed connecting link, expand parking areas and re -engineer storm water detention areas.
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
rcgovcom
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Courtney Rippy, at 970-416-2283 or crippy@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, alopez(cDfcgov.com
1. As to approval process Current Planning will make the decision if this project is reviewed as a major
amendment or minor amendment as the development was a PUD.
2. The Landscape Plan should indicate trees being removed so that some mitgation of their removal can
be decided.
3. Final beds and staff numbers will dictate maximum parking spaces the facility can have. See LUC
3.2.2(I)(2)(a)
4. It is advised to consider a change in ground signs. Both facilities have had their share of portable signs
(which isn't permitted) and banners (permitted w/permit) displayed. A consideration of a changable copy
message board on ground signs is recommended. This can be done electronically such as with LEDs
or manual message board.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffinntoriMcaov.com
1. Existing water mains and sanitary sewers in the area include an 8-inch water main and an 8-inch sewer in
Rule, an 8-inch water main in the property to the west and a 20-inch water main in Lemay.
2. The existing water services to the existing buildings include 2-inch domestic services and 6-inch fire
lines to each building (1002 Rule and 1008 Rule).