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HomeMy WebLinkAboutBROOKDALE SENIOR LIVING - PDP - PDP120014 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWAcknowledged. If you have any comments or questions please contact me at (970) 217-4911. Sincerely, JR Engineering, LLC Michael S. Brake, P.E. 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: httA://www.larimer.orglengineerinp/GMARdStds/UrbanSt.htm Acknowledged. 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. Proposed easements are included on the replat of the properties. 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. Acknowledged. 8. Construction plans (or revisions to previously approved construction plans) will be required. Construction plans for the site improvements have been prepared. 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. Acknowledged. 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. A replat is being processed and the above requirements will be added to the cover sheet. 11. A Development Construction Permit (DCP) and/or excavation permit may need to be obtained prior to starting any work on the site. 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. A field visit has been conducted with Tim Buchanan and the results incorporated into the proposed landscape plans. 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. Acknowledged, refer to landscape plans. 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.//wwwfcgov.com/greenbuilding/. Of particular interest maybe 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 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. Acknowledged. Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.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. Acknowledged. 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. fcpov. com/engineering/dev-review.php Acknowledged. 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. Acknowledged. An exhibit for the existing and proposed impervious areas has been included in the drainage report. 2. A drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. A drainage and erosion control report and construction plans have been submitted to the city for review. 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. Acknowledged. 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://www.udfcd.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. Water quality has been designed into the existing ponds and modifications have been indicated in the construction plans. 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. Acknowledged. 6. The Stormwater development fee (PIF) is $6, 313.00/acre ($0.1449/sq.ft.) for new impervious area over350 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.//www. fcgov. com/Utilitieslbusinesslbuilders-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. Acknowledged. Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Ms. Courtney Rippy - -City-of-Fort Collins -- - - - - - - - - -- Community Development 281 North College Avenue Fort Collins, CO 80522 RE: Response To June 8, 2011 Conceptual Review Team Comments Dear Ms. Rippy: This letter is in response to your Conceptual Review Comments from June 8, 2011. Our responses in bold font follow your comments in italics. Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.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. Acknowledged. 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). Acknowledged. 3. If an additional kitchen is planned, a grease interceptor will be required. Acknowledged. 4. If additional or larger water services are needed, development fees and water rights will be due at building permit. Acknowledged. Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.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. i PLANNING �. DESIGN FD CONSTRUCTION signs is recommended. This can be done electronically such as with LEDs or manual message board. Ground signs currently being evaluated Respectfully submitted: Edward Johnson, AA, ALA Project Architect ARCHITECTURE PLANNING INTERIORS CONSTRUCTION DEVELOPMENT FCDPLANNING DESIGN CONSTRUCTION 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: 4 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. 6 Have appropriate maintenance agreements that are legally binding and enforceable. i Be designated on the plat as an Emergency Access Easement. 6 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) Acknowledged, JR Engineering has met with the Fire Authority to review design and has obtained preliminary approval of proposed design and all comments as listed in these staff review comments. 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. Acknowledged, a new hydrant has been added. Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com ARCHITECTURE 1 As to approval process Current Planning will make the decision if this project is PLANNING reviewed as a major amendment or minor amendment as the development was a PUD. Acknowledged, this project is a major amendment INTERIORS 2. The Landscape Plan should indicate trees being removed so that some mitigation of their removal can be decided. Acknowledged, site plan will indicate all CONSTRUCTION tree mitigation as well as being reviewed and g g approved by the City Forester. DEVELOPMENT 3. Final beds and staff numbers will dictate maximum parking spaces the facility can have. See LUC 3.2.2(K)(2)(a) Parking count requirements are .33 stalls per bed plus 1 stall per 2 employees at the highest shift count. 122 Beds X .33 = 40.26 or 41 stalls; 30 employees X .5 =15 stalls; total required per code 56 stalls. Total provided 65 stalls 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 changeable copy message board on ground PLANNING DESIGN CONSTRUCTION June 6, 2012 Conceptual Review Staff Comment (From meeting held June 8, 2o22) Current Planning Contact: Courtney Levingston, 970-416-2283, CLevingston@fcgov.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(8) - "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." Since the initial conceptual review staff meeting this project is now proceeding under a major amendment process. 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. We will be replatting this project into one lot and it will proceed concurrently with the major amendment process. 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. Acknowledged, will be compliant 3. How many spaces will be provided? 3.2.2 (K) parking requirements. Parking count requirements are .33 stalls per bed plus 1 stall per 2 employees at the highest shift count. 122 Beds X .33 = 40.26 or 41 stalls; 30 employees X .5 = 15 stalls; total required per code 56 stalls. Total provided 65 stalls ARCHITECTURE 4. Any trash and/or recycling enclosures shall be compatible with the style of PLANNING architecture of the building , per Section 3.2.5 of the LUC. Pease ensure there is INTERIORS adequate space in the dumpster area to allow for recycling services. Acknowledged, will be compatible CONSTRUCTION 5. The proposed development is subject to a Minor Amendment Review, please DEVELOPMENT contact the Zoning Department regarding your formal submittal. Since the initial meeting this project is now proceeding under a major amendment process. Fire Authority Contact: Carie Dann, 970-219-6337, CDANN@poudre-fire.org 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). All new construction will be fully sprinklered as well as all of the existing buildings shall be fully sprinklered.