HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - FDP - FDP130055 - SUBMITTAL DOCUMENTS - ROUND 1 -Enclosure Detail on sheet 2. See redlines.
RESPONSE: Text size increased.
Comment Number: 36 Comment Originated: 10/15/2013
10/15/2013: Please mask the text marked on sheet 3. See redlines.
RESPONSE: Text has been masked.
Department: Transportation Planning
Contact: Emma McArdle, 970 224-6197, emcardle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/09/2013
09/09/2013: Thank you for providing the bus stop as I requested in the
Conceptual Review. Please make a change to it for me though, the stop needs
to be connected to the curb with a 5' wide path, please add a 5' path from the
curb to the sidewalk on the rear of the bus stop to accommodate this. Please
feel free to contact me if you have any questions.
RESPONSE: 5' path has been added as requested.
Department: Water Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 4 Comment Originated: 10/15/2013
10/15/2013: Fire hydrant must be in a utility easement.
RESPONSE: The utility easement has been adjusted based on the revised
hydrant location and is shown on the Plat
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 09/03/2013
09/03/2013: Adjust plantings to provide the required separation distances from
water/sewer lines.
RESPONSE: The landscape plan has been adjusted to provide the required
separation distances from utility lines.
10/15/2013: Is the found #4 rebar with a yellow plastic cap stamped LS 14833
in the legend, supposed to be LS 14823? See redlines.
RESPONSE: Plat corrected
Comment Number: 24 Comment Originated: 10/15/2013
10/15/2013: Please provide current acceptable monument records for the
aliquot corners shown.
RESPONSE: Plat corrected
Comment Number: 25 Comment Originated: 10/15/2013
10/15/2013: Please move the Point Of Commencement & Point Of Beginning
as shown on the boundary. See redlines.
RESPONSE: Plat corrected
Comment Number: 26 Comment Originated: 10/15/2013
10/15/2013: Please change the direction of the Basis Of Bearings shown along
the section line, to match the Basis Of Bearings Statement. See redlines.
RESPONSE: Plat corrected
Comment Number: 27 Comment Originated: 10/15/2013
10/15/2013: Please change the curve/line tables so the data reads the same
direction as in the legal description. See redlines.
RESPONSE: Plat corrected
Comment Number: 28 Comment Originated: 10/15/2013
10/15/2013: Please make note to the effect that all easements shown outside of
the boundary of the plat are existing easements. If that is not the case, then "to
be dedicated by separate document, Reception No. " should
be added to the text identifying the easement.
RESPONSE: All easements shown outside of the boundary of the plat are
existing
Comment Number: 29 Comment Originated: 10/15/2013
10/15/2013: There are line over text issues. See redlines.
RESPONSE: Plat corrected
Comment Number: 30 Comment Originated: 10/15/2013
10/15/2013: Please label the dashed lines shown at the northeast comer of the
property. See redlines.
Comment Number: 7 Comment Originated: 09/04/2013
10/15/2013: Reminder for final compliance review.
RESPONSE: The maintenance of the western channel has been noted in the
Final Drainage Report. MVG will be responsible for their half of the channel
maintenance starting at the common property line.
09/04/2013: Please provide a maintenance agreement for the swale that is
shared by the two properties. If an agreement can not be formalized, please
provide a maintenance obligation within the drainage report that lays out the
responsibilities of the Developer.
RESPONSE: See response above
Comment Number: 8 Comment Originated: 10/15/2013
10/15/2013: Please label all slopes min. 4:1.
RESPONSE: Slopes have been noted as being 4:1 min.
Department: Technical Services
Contact: Jeff County, 970 221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 11 Comment Originated: 10/14/2013
10/14/2013: No comments.
RESPONSE: Acknowledged.
Topic: Construction Drawings
Comment Number: 12 Comment Originated: 10/14/2013
10/14/2013: Please correct the spelling of "Southwest" in the sub4itle on sheet
1. See redlines.
RESPONSE: Spelling corrected
Comment Number: 13 Comment Originated: 10/14/2013
10/14/2013: Please change the Township number from "6" to 7" in the sub -title
on sheet 1. See redlines.
RESPONSE: Township corrected
Comment Number: 14 Comment Originated: 10/14/2013
10/14/2013: Please correct the elevation of benchmark 8-94. See redlines.
RESPONSE: Benchmark corrected
Topic: Landscape Plans
Comment Number: 15 Comment Originated: 10/14/2013
10/14/2013: No comments.
side of the building and a 28' EAE along the east side of the building. These
easements are reflected on the Final Plat.
Comment Number: 3 Comment Originated: 09/03/2013
09/03/2013: HYDRANT PLACEMENT
The relocation of the hydrant on the SE corner of the building, shall be reviewed
in future plans submittals. One additional hydrant on the west side of the
building is also needed.
RESPONSE: The existing fire hydrant at the SE corner of the building has been
shown to be relocated slightly to the west in order to provide standard clearance
from the back of the sidewalk. An additional hydrant has been added in the
northern parking lot as previously discussed.
Further discussion is required on the proposed hydrant location on the north
side of the building.
Comment Number: 6 Comment Originated: 10/15/2013
10/15/2013: EMERGENCY GENERATOR
The storage and use of diesel fuel or propane, for the purposes of supplying an
emergency generator, shall comply with any applicable sections of Chapter 34
of the International Fire Code on Flammable and Combustible Liquids. Any
building, structure, or shelter housing the generator shall be properly signed and
labeled. A separate permit is required if the fuel source is provided by an AST.
Spill control may be required; TBD at time of building permit.
RESPONSE: Acknowledged.
Comment Number: 7 Comment Originated: 10/15/2013
10/15/2013: SEPARATE PERMITS
FYI only - Separate permits are required for fire sprinkler and alarms systems.
Separate permits are also required for kitchen hood systems, Above -ground
Storage Tanks and BDA antenna if required. These are all deferred submittals,
which can be applied for, if applicable, after the building permit is issued.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970 218 2932, Ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/27/2013
10/07/2013: Repeat
RESPONSE: An Erosion Control Plan and separate Erosion Control Report has
been added for this submittal.
RESPONSE: Tree protection note #7 has been removed.
Comment Number: 5 Comment Originated: 09/06/2013
09/06/2013: Consider using lanceleaf cottonwood or plains cottonwood in place
of the narrowleaf cottonwood. The narrowleaf cottonwood produces and
abundance of root suckers that can causes maintenance problems.
RESPONSE: Narrowleaf Cottonwood has been replaced with Lanceleaf
Cottonwood.
Comment Number: 6 Comment Originated: 10/11/2013
10/11/2013: Update Landscape note number 1 to include these distances found
in LUC3.2.1 K.
40 feet from street lights for canopy shade trees
15 feet from street lights for ornamental trees
10 feet from water and sewer mains
6 feet from water and sewer service lines
8 feet from driveways
20 feet from signs and traffic control devices
RESPONSE: Landscape Note #1 has been revised to include the information
provided above.
Check street tree locations for compliance with these separations. A proposed
street tree along Lockwood appears to be closer than 40 feet from the light.
RESPONSE: Street tree locations have been checked for compliance with
required separations. Any revisions that were necessary have been made.
Comment Number: 7 Comment Originated: 10/11/2013
10/11/2013: The street tree just to the north of the north of the curb cut off
Lockwood is very close to the
intersection. Review for deletion of this tree.
RESPONSE: There are no proposed trees to the north of the curb cut off
Lockwood.
Comment Number: 8 Comment Originated: 10/11/2013
10/11/2013: Please add these street tree notes:
Street trees shall be installed by the developer at time of CO, unless time of
year limits tree planting, in which case street trees shall be planted within than 6
months of CO .The Developer shall replace dead or dying street trees after
planting unit final inspection and acceptance for maintenance by the City of Fort
Collins Forestry Division. All street trees must be established, an approved
species and of acceptable condition prior to acceptance. Street tree locations
RESPONSE: As discussed, this will be addressed at Final.
Comment Number: 8 Comment Originated: 09/04/2013
10/15/2013: The following was added to the comment below but apparently was
added after the final letter was sent. "In checking with the City Engineer and
Traffic Engineer, the striping for Lochwood and the current indication of where
parking is allowed is going to remain. The amount of patching south of the start
of the no parking along Lochwood is required to be half a lane width. For the
area north where parking is allowed, a two foot patch is allowed." Note that the
street patching note is still needed and the information can be shown at time of
final, but the patching should follow the additional information shown above.
RESPONSE: The standard street patching note is shown on the drawings and
the limits of the sawcut relative to the no parking zones has been indicated.
09/04/2013: The construction plans should be showing the removal of the
existing attached sidewalk/hollywood curb where detached sidewalk is being
installed and show proposed patching along Lochwood Drive for the installation
of the new (presumably vertical) curb and gutter. In checking with the City
Engineer and Traffic Engineer, the striping for Lochwood and the current
indication of where parking is allowed is going to remain. The amount of
patching south of the start of the no parking along Lochwood is required to be
half a lane width. For the area north where parking is allowed, a two foot patch
is allowed. Add the City's standard note regarding limits of street repair: Limits of
street cut are approximate. Final limits are to be determined in the field by the
City Engineering Inspector. All repairs to be in accordance with
City street repair standards.
RESPONSE: A Demolition Plan has been added to the set that indicates the
existing curb and sidewalk along Lochwood to be removed.
Comment Number: 11 Comment Originated: 09/06/2013
10/15/2013: The submitted variance request was approved on 10/15 after
review and consultation with Traffic Operations. Please indicate the approval of
the variance on the construction plan set notes.
RESPONSE: Acknowledged. The variance approval has been added to the
General Notes.
09/06/2013: A variance request to the requirement of constructing a right turn
lane from Horsetooth to Lochwood is required. Staff has indicated preliminary
support in granting the variance, however.
RESPONSE: Acknowledged.
walkway,
may be required"
RESPONSE: As agreed, the walk will remain and will be within a 12' Public
Access Easement.
Comment Number: 22 Comment Originated: 10/18/2013
With the fencing detail; consider further embellishment of the wood fence design
by providing a center trim piece and trim wrap (see redlines) so that this fencing,
adjacent to the existing neighborhood to the west, is further articulated and
further reduced to a human scale through more detailed articulation.
RESPONSE: The fence detai! has been revised as requested. Please see
Detail, Sheet 2 of 3.
Comment Number: 23 Comment Originated: 10/18/2013
With the trash enclosure detail, please add a top screen such as a wood arbor
trellis detail over the top of the enclosure so that the view of the trash is
screened from above as well as the sides. This is intended to address
comments from the neighborhood meeting.
RESPONSE: Detail has been updated as requested on Sheet 2 of 3.
Comment Number: 24 Comment Originated: 10/18/2013
Please provide a material detail and specification for the retaining wall.
Because the retaining wall is a prominent feature needed to accommodate the
placement of the proposed use and proposed building footprint, staff
recommends that the wall material be designed with a patterned modular wall
system with a field stone appearance similar to the main building, as opposed to
a more utilitarian running bond pattern typically seen in commercial
developments.
RESPONSE: Included with the resubmittal is a cut sheet indicating the wall type
and color. In addition, the following note has been placed on the site plan, wall
elevations and utility Plans: "Retaining wall to be Keystone Half Century Ashlar
or approved equal utilizing Half Century and Century units in Colorado Blend
color."
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 09/04/2013
The landscape plan needs to be reformatted. Plants are not readable at 1:30.
Tree labels at tree centers are not readable and are awkward at 90 degrees.
Comment Number: 15 Comment Originated: 10/15/2013
Site Details --The trash enclosure detail does not match the site plan. On the
site plan, it does not appear that the interior of the enclosure is big enough to
provide access through to the recycling bins.
RESPONSE: The detail has been revised.
Comment Number: 16 Comment Originated: 10/15/2013
The trash pick up time note needs to be updated to include deliveries and
specific hours need to be listed.
RESPONSE: The note has been adjusted to add hours of operation for
deliveries and pick-up times.
Comment Number: 17 Comment Originated: 10/15/2013
Landscape Plan --The plan is very difficult to read, ground cover and mulch
patterns, line weights, scale of drawing, and line tones. Difficult to see existing
trees and proposed utilities. Plan appears to have several utility conflicts and
light pole conflicts. Resolution of tables and charts is poor and difficult to read.
RESPONSE: The following changes have been made to resolve the legibility
issues:
1. The landscape plans have been changed to 1 "=20' scale
2. The hatches have been lightened and moved to the back of other line
work.
3. Some plant symbols have been revised to make them lighter.
4. Existing trees and proposed utilities have been darkened.
All utility, light pole conflicts and table/chart issues have been resolved.
Comment Number: 18 Comment Originated: 10/15/2013
Landscape Plan --Show existing neighborhood sidewalk as solid line. Turf is
shown on top of the walk as well as an austrian pine. Consider more native
hybrid ornamental variety in areas where serviceberry is used. Consider use of
additional small evergreen trees in addition to tannebaum species. Staff is
advocating for small evergreen tree groupings in appropriate areas along
building foundations, as many past developments have relied too heavily on
deciduous material.
RESPONSE: The existing sidewalk line work has added to the plans. The turf
has been revised so as not to cover the sidewalk. The Amur Maple and
Skyrocket Juniper have been added to the plan in order to provide additional
ornamental and evergreen variety.
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 -fax
kgov. corn/developmentreview
October 18, 2013
Cathy Mathis
TB Group
444 Mountain Ave.
Berthoud, CO 80513
RE: Morningstar Assisted Living & Memory Care, PDP130024, Round
Number 2
Please see the following summary of comments from City staff and outside
reviewing agencies for your
submittal of the above referenced project. If you have questions about any
comments, you may contact the
individual commenter or direct your questions through the Project Planner,
Jason Holland, at 970-224-6126
or jholland @fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 10/15/2013
Elevations-- Please provide color paint samples on the detail sheet for the siding
scheme and clarify whether the shingle siding is stained or painted and specify
the color with a graphic sample. Please also clarify the site wall material, color
and pattern.
RESPONSE: The elevation sheets have been revised and incorporate the color
palate for the proposed elevations. As discussed with city staff, the final colors
may vary slightly based upon final Owner and Architect approval at time of
construction. The colors proposed will coordinate with final selection of the
stone, shingles and metal roofing selections.
Comment Number: 11 Comment Originated: 10/15/2013
Elevations --The base course required with the building design is very low to the