HomeMy WebLinkAboutWINDSONG AT ROCK CREEK - PDP - PDP150024 - CORRESPONDENCE - REVISIONSComment 7:
12/23/2015: If there are any existing trees on the site contact the City Forester for an on -site meeting to
conduct a tree inventory and evaluation.
Response- No trees are known to exist on the site.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Comment 2:
12/23/2015: Private Tree Selection Comments:
List service berry as the cultivar Autumn Brilliance Service berry
Consider using some Iseli Fastigiate Spruce in place of some of the Vanderwolfs pyramid pine to provide more
conifer species diversity.
Response- Per Staff recommendation we replaced approximately half of the Vanderwoff Pine with Iseli
Fastigiate Spruce for more species diversity and continuity with the greater streetscape theme.
Comment 3:
12/23/2015: Show the location of any stop signs and street lights and if needed provide the Land Use Code tree
placement separation to meet this standard.
Stop Signs — 20 feet
Street lights — 40 feet
Response- The street light and road signs have been labeled (no stop signs exist) further, dimensions have
been added showing the 40 foot separation from the proposed street trees.
Comment 4:
12/23/2015: The two street trees just to the east and west of the first curb cut east of Ziegler are very close to
the entry drive and could cause some site distance limitations. Move these two trees further away from the
drive. With this shift try to maintain three street trees in the parkway section between Ziegler and the drive by
providing closer spacing more in line with 30 feet.
Response- These street trees have been shifted further from the driveway and the quantity has been
maintained.
Comment 5:
12/23/2015: A redbud tree is shown in the parking lot peninsula at the North West section of the project. The
Land Use code standard is for use of canopy shade tree in these parking lot locations. Please review this
landscape area for a canopy shade tree.
Response- This planter island does not meet the S ft. minimum width to accommodate a canopy shade tree
which is the reason for the ornamental tree (Redbud) selection.
Comment 6
12/23/2015: Review these symbols and provide for consistency. Some have a circle in the middle and some
don't.
Vanderwolf's Pyramid Pine
Hotwings Maple
Serviceberry
Response- The additional circle is shown on all trees that are placed within proposed lawn areas and represent
a mulched circle around the tree free of lawn. The mulch circle is larger for coniferous trees.
3150 Kettle Court SE Salem. OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Reviewer: Department of Water -Wastewater Engineering — Wes Lamarque
970-416-2418/wiamargue(o)fcgov.com
Topic: General
Comment Number 1:
12/16/2015: Please provide a full design for the 24-inch water line with all design features labeled. Water
mains 12-inches and larger require plan and profiles.
Response- Will be addressed at Final submittal.
Comment Number 2:
12/16/2015: The 3-inch domestic service is required to be a 4-inch tap, 4-inch gate valve, and a 4x3 reducer.
Please label service per City standards on the Utility Plan.
Response- Will be addressed at Final submittal.
Comment Number 3:
12/16/2015: The fire hydrant is required to be within the utility easement.
Response- Will be addressed at Final submittal.
Comment Number 4:
12/16/2015: The meter pit for the 3-inch service is a vault per the City detail. Please show this vault on the
utility plan with the correct dimensions to verify enough space is being provided.
Response - Will be addressed at Final submittal.
Reviewer: Forestry —Tim Buchanan
Location: Rock Creek and Ziegler NE corner
City Trees: 16
Comment 1:
12/23/2015: Street Tree Selection Comments:
Street trees should be canopy shade trees selected from the City of Fort Collins Street tree list. The project will
need to change the Green Mountain Sugar Maple and Redspire Pear. Green Mountain Maple is not on the list
and Redspire Pear is an ornamental tree. Provide at least two street tree species for diversity. Consider these
tree choices as replacements.
Shumard Oak (red fall color)
Kentucky Coffeetree
Catalpa
Hackberry
Response- The street trees were selected for their A rating from the Front Range Tree Recommendation List
and for their relatively low litter characteristics. The street trees have been replaced with Shumard Oak and
Kentucky Coffee Tree per Staff recommendation.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Response to comments 21-26 - Line/text conflicts and redlines have been corrected.
Reviewer: Department of Traffic Operation — Martina Wilkinson
970-221-6887/mwilkinson(o)fcgov.com
Topic: General
Comment Number 1:
12/17/2015: The submitted traffic study information has been reviewed and the conclusions accepted.
Response — So noted.
Comment Number 2:
12/17/2015: Note that the western access needs to be physically restricted to create a right -in, right -out. A
center median is preferred.
Response- The private Rock Creek Access immediately south of the entrance has been converted to Right -out
only and the configuration has been coordinated with Marc Virata and Martina Wilkinson. Two signs have
also been located on the striping exhibit that call for "Right -out Only" and "Do not Enter -No Access".
Comment Number 3:
12/17/2015: Can you provide a striping plan to show the eastbound left turn on Rock Creek?
Response- In general, we are able to meet the turn -lane and access requirements discussed with staff and
Martina's redline is attached. We've coordinated with Marc Virata and Martina Wilkinson, which resulted in
the specifics that are shown in the attached Rock Creek Striping exhibit.
Reviewer: Department of Water Conservation — Eric Olson
970-221-6704/eolson(cDfcgov.com
Topic: General
Comment Number 1:
12/08/2015: Perovskia Atriplicifolia (Russian Sage) has been removed from the City of Fort Collins Plant List.
Please replace with a plant variety from the current list. If you have questions contact Eric Olson at
eolson@fcgov.com or 970-221-6704.
Response- The Russian Sage plant has been replaced with Salvia azurea grandiflora (Pitcher Sage) from the
City of Fort Collins Plant List.
Comment Number 2:
12/08/2015: Irrigation plans are required no later than at the time of building permit. The irrigation plans must
comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning
irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response- So noted
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Comment Number 16:
12/14/2015: Please add dedication information for all street rights of way. See redlines.
Response- Will be addressed at Final submittal.
Comment Number 17:
12/14/2015: All curves must have 5 pieces of data per submittal requirement 3(c). See redlines.
Response- Will be addressed at Final submittal.
Comment Number 18:
12/14/2015: What is the status of the Temporary Construction, Grading & Utility Easement (Rec. 20150029090)
along Precision Drive? If it is still valid, it must be locatable.
Response- Will be addressed at Final submittal.
Comment Number 19:
12/14/2015: Please move all boundary information to the outside of the boundary per submittal requirement
3(c).
Response- Will be addressed at Final submittal.
Comment Number 20:
12/14/2015: All easements must be labeled & locatable. See redlines.
Response- Will be addressed at Final submittal.
Comment Number 21:
12/14/2015: Who owns & maintains Outlot A? What is the usage?
Response - Will be addressed at Final submittal.
Topic: Site Plan
Comment Number 22:
12/14/2015: There are line over text issues. See redlines.
Comment Number 23:
12/14/2015: There is text that needs to be rotated 180 degrees. See redlines.
Comment Number 24:
12/14/2015: There are text over text issues. See redlines.
Comment Number 25:
12/14/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Comment Number 26:
12/14/2015: There are duplicated text issues. See redlines.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Comment Number 8:
12/14/2015: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that
this be done by adding property corner values to each sheet, or showing the property corner values on the
horizontal control plans and adding a note to each sheet with coordinate values.
Response- Will be addressed at Final submittal.
Comment Number 9:
12/14/2015: There are text over text issues. See redlines.
Response- Will be addressed at Final submittal.
Topic: Landscape Plans
Comment Number 10:
12/14/2015: There are line over text issues. See redlines.
Response- Line/text conflicts have been corrected.
Comment Number 11:
12/14/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response -All text appearing within hatched areas have been masked.
Topic: Plat
Comment Number 12:
12/14/2015: Please make sure all plat language is current.
Response- Will be addressed at Final submittal.
Comment Number 13:
12/14/2015: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a
note stating there are none, and include response in written comments.
Response- Will be addressed at Final submittal.
Comment Number 14:
12/14/2015: Please provide current acceptable monument records for the aliquot corners shown. These should
be emailed directly to Jeff at jcounty@fcgov.com
Response- Will be addressed at Final submittal.
Comment Number 15:
12/14/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes
properties across right of ways. See redlines.
Response- Will be addressed at Final submittal.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Topic: Construction Drawings
Comment Number 2:
12/14/2015: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are
required to be on NAVD88 datum. Please provide the following information 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 FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX'.
Response- Will be addressed at Final submittal.
Comment Number 3:
12/14/2015: All benchmark statements need to match on all sheets.
Response- Will be addressed at Final submittal.
Comment Number 4:
12/14/2015: There are line over text issues. See redlines.
Response- Will be addressed at Final submittal.
Comment Number 5:
12/14/2015: Please correct the sheet number on sheet 6. See redlines.
Response- Will be addressed at Final submittal.
Comment Number 6:
12/14/2015: There is text that needs to be rotated 180 degrees. See redlines.
Response- Will be addressed at Final submittal.
Comment Number 7:
12/14/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines
Response- Will be addressed at Final submittal.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Response- The Site Plan has been revised to extend EAE pavement to north property line.
Reviewer: Department of Stormwater Engineering —Jesse Schlam
970-218-2932/ isch I a m@fceov.com
Topic: Erosion Control
Comment Number 1:
12/07/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need
to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the
Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet
requirements.
Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ Ischlam@fceov.com
Response- So noted.
Reviewer: Department of Stormwater Engineering — Wes Lamarque
970-416-2418/ wlamaroue@fceov.com
Topic: General
Comment Number2:
12/16/2015: The detention pond sizing needs to be calculated using the City's rainfall and method. This may
increase the volume slightly compared to what is being proposed.
Response- Will be addressed at Final submittal.
Comment Number 3: 12/16/2015: Clarification is needed regarding the LID table in the plan set to confirm the
PDP is meeting the LID requirements
Response- Wes Lamarque has been provided with additional LID and Drainage information (Exhibit Attached).
Further clarification will be addressed at Final submittal.
Comment Number 4:
Drainage easements are required for the water quality and quantity detention basins.
Response -Civil
Reviewer: Department of Technical Services — Jeff County
970-221-6588/ecountvCcDfcgov.com
Topic: Building Elevations
Comment Number 1:
12/14/2015: No comments.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
A minimum clearance of 8' must be maintained in front of the transformer doors and a minimum of 3' on the
sides and back. Certain building materials and or building design may require more clearance. Please click on
the following link for Electric Construction, Policies, Practices and Procedures.
http•//www.fcp,ov.com/utilities/business/builders-a nd-developers/development-forms-guidel i nes-regulations
Response — So noted. Transformer location has been revised to provide the required clearance.
Comment Number 5: 12/15/2015: The proposed transformer location on the Site plan will need to be modified
to meet the clearance requirements in front of the doors and accessibility requirements.
Response - Transformer location has been revised to provide the required clearance.
Comment Number 6: 12/15/2015: A C-1 Form and a One -line diagram will need to be submitted to Light &
Power Engineering for review. Please click on the following link for the C-1 Form.
http://www fcgov com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Response — So noted. When electrical plans are completed for C-1 will be submitted to Light and Power
Engineering for review.
Reviewer: Department of PFA —Jim Lynxwiler
970-416-2869/ilvnxwiler(a)noud re-fire.org
Topic: General
Comment Number 1:
12/09/2015: EMERGENCYACCESS EASEMENT
Please label the Emergency Access Easement on the plat as an EAE rather than EA. The EAE stub south of the
main entrance, off of Rock Creek Dr. is not required, however a broader discussion is needed with regard to
medical responses to the facility. See comment #2 below.
Response- EAE language will be addressed at Final submittal. Per PFA, staging area at south side of entrance
island has been widened to 16'-0".
Comment Number 2:
12/09/2015: FIRE ACCESS
While fire access at the south entrance may not need to be dedicated in order to meet minimum access
requirements by code, the project team should bear in mind that one engine and at least one ambulance will
respond to all medicals at the facility. Prior experience with other assisted care facilities in the area would
suggest this will be a regular occurrence and the final access plan should allow for room needed to park both an
engine and ambulance in close proximity to the access entrance. This access point need not be the front door
but in most facilities, it is. Further discussion is needed.
Response -The site plan has been revised per planning and PFA comments.
Comment Number 3:
12/09/2015: FIRE ACCESS TERMINUS AT NORTH LOT LINE
The fire marshal has approved the plan to create 340' dead-end fire lane with the provision that it will ultimately
connect with the adjacent lot to the north. What needs to be done now to assure this connectivity will take
place in the future?
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
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: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter.
Windsong at rock creek — project specific concerns:
1. Fire -sprinkler systems are required. A new code amendment effective in 2014 will require a full
NFPA-13 sprinkler system and not allow a 13-R system.
2. Bedroom egress windows required below 4th floor regardless of fire -sprinkler.
3. Building code and State statute CRS 9-5 requires project provide accessible units.
4. Upgraded insulation is required for buildings using electric heat or cooling.
6.
7. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
Response — So noted. A pre -submission meeting has been scheduled.
Reviewer: Department of Light and Power — Rob Irish
970-224-6167/ririshPfcRov.com
Topic: General
Comment Number 1:
12/15/2015: Electric Capacity Fee and Building Site charges will apply to this development. Please click on the
following link for Estimated Light & Power charges and the Light & Power Fee calculator.
http•//www fcsov com/utilities/business/builders-and-developers/plant-investment-development-fees
Response — So noted.
Comment Number 2: 12/15/20IS: Light & Power has existing electric facilities located along the S. side of Rock
Creek Drive and along the W. side of Ziegler Road. Power will need to be brought across Rock Creek Dr. to feed
this site and extended North along Ziegler Rd. to feed future development.
Response — So noted.
Comment Number 3: 12/15/2015: Any relocation or modification to existing electric facilities will incur system
modification charges.
Response — So noted.
Comment Number 4: 12/15/2015: Transformer and meter locations will need to be coordinated with Light &
Power Engineering. Transformer location needs to be within 10' of an asphalt surface accessible by a line truck.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Comment Number 2:
12/09/2015: For the blended lawn areas, please use a seed mix that does not contain smooth brome or other
invasive species.
Response -The proposed species mixture for the lawn areas was in adherence to the "Harmony Park Design
Standards Manual", Section 2.7h). The Smooth Brame gross has been removed from the mix.
Topic: Lighting Plan
Comment Number 3:
12/09/2015: For the light fixtures, please clarify the intended color temperature for each fixture. The labels do
not appear to match up between the lighting plan and the cut sheets that were provided. Cooler color
temperatures are harsher at night and cause more disruption to circadian rhythms for both humans and wildlife.
Please use warmer color temperature options (27O0K or 3000K) for the LED light fixtures. Please also consider
fixtures with dimming capabilities.
Response -All exterior light fixtures now show the color temperature to be 3000K.
Although this facility is occupied on a 24-hour basic and is eligible for an exception to the dimming
requirement, all parking light pole lights will be set up for dimming in accordance with the energy code.
Reviewer:Department of Internal Services — Russell Hovland
970-416-2341/rhoviandO)fcgov.com
Topic: Building Insp. Plan Review
Comment Number 1:
12/15/2015: Building Permit Pre -Submittal Meeting:
Pre -Submittal meetings are required 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:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view
them.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
cars, and no parking is needed for residents. Parking will be for employees and visitors only. The day shift is
the largest shift of the day with 21 employees leaving 29 spaces for visitors during the day, this is more than
adequate. Typically visitors come during the evenings and weekends when employee shifts are smaller,
leaving even more spaces available for guests.
Previous Windsong projects and our extensive experience with assisted living and memory care facilities has
shown us that I space per 2 beds is adequate to address this facilities needs. Based on our experience, our
expected need is for only 32 spaces, making the proposed 51 spaces generous. We anticipate no issues or
need for overflow parking.
Per the city's direction, we are in discussions with the Eye Care Center to allow parking on their site in their off
hours - evenings and weekends. It's expected that an agreement can be made, however, we do not believe
this is needed for the development.
Comment Number 9:
12/16/2015: Please label on the horizontal control plan for the civil set and also the site and landscape plans,
the widths of both the sidewalks and parkways along Rock Creek Drive and Ziegler Road.
Response- Sidewalk and Tree Lawn dimensions have been updated on Site Plan and will be shown correctly on
Utility Plans at Final submittal.
Topic: Plat
Comment 10:
12/16/2015: The plat language for certificate of dedication along with the maintenance and repair guarantee is
outdated and needs to be updated to the current language.
Response- Will be addressed at Final submittal.
Reviewer: Sheri Langenberger
970-221-6573/slaneenberger@fceov.com
Comment Number 1:
11/27/2015: The TDRF paid were not based on the area being platted. As such an additional $3,840.35 is due
for the PDP fees.
Response- Plat is being revised per comments, fees will be addressed at Final submittal.
Reviewer: Department of Environmental Planning — Rebecca Everette
970-416-2625/reverette@fcgov.com
Topic: Landscape Plans
Comment Number 1:
12/09/2015: Please provide the species to be used in the prairie wetland seed mix for review. I can work with
the Natural Areas Department to develop customized seed mixes for this site, if that interests you.
Response- The species have been added for the proposed prairie wetland seed mixture. We are amenable to
Staffs assistance in creating a custom seed mixture for the project site.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture. cam
Comment Number 4:
12/16/2015: Please depict/indicate that the portions of the two driveways in right-of-way are constructed in
concrete.
Response- Both driveway accesses at Rock Creek will be constructed completely in concrete within the right-
of-way and will be shown as such at Final.
Comment Number 5:
12/16/2015: Larimer County's Approval Block on the civil plans should be removed.
Response- Will be removed at Final.
Topic: General
Comment Number 6:
12/16/2015: The site's direct access onto Rock Creek Drive should be limited to right -on, right -out per the traffic
study. It appears to be full access (unless a median in Rock Creek Drive is proposed). Additional clarification is
needed. It would seem that the access could be changed to right -out only, as main access into the site could
occur from the main north -south private drive.
Response- The private Rock Creek Access immediately south of the entrance has been converted to Right -out
only and the configuration has been coordinated with Marc Virata and Martina Wilkinson. Two signs have
also been located on the striping exhibit that call for "Right -out Only" and "Do not Enter -No Access".
Comment Number 7:
12/16/2015: Please show split directional access ramps and truncated dome detection for the northeast corner
of Rock Creek Drive and Ziegler Road. Additionally, please depict access ramps with truncated dome detection
for the east -west movement across the main north -south private drive at Rock Creek Drive (this includes the
access ramp on the east side of that driveway).
Response- Will be addressed at Final submittal.
Comment Number 8:
12/16/2015: The new north -south drive -aisle intended to be shared with future development of the MAVD
overall property is private and not reviewed for roadway design by Engineering. Given however that there is no
parking allowed along the street frontages for the project (Rock Creek Drive and Ziegler Road) for spillover
parking situations, and there are two disjointed parking fields for this project, connected by this drive aisle, I'm
wondering if the 24 foot width for two way traffic should be widened to at least accommodate on street parking
on the west side of the drive -aisle in between the two parking lot/driveways. We've had a previous long term
care facility also along an arterial roadway (Lemay Avenue and Rule Drive) that has shown their parking needs
not being met onsite and has been consistently parking along Rule Drive, which, has the capability for on -street
parking, while Rock Creek Drive here, does not.
Response- The standard in the Fort Collins Land Use Code for Long -Term Care Facilities is .33/bed plus parking
for employees on the major shift. With 64 beds and 12 employees, the required parking is calculated as 43
spaces. The project is designed with 51 parking spaces.
Long -Term Care Facilities encompass a number of senior housing options. The Windsong at Rock Creek project
is specifically a memory care facility. Due to the nature of the facility, residents do not drive or have their own
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
hard surface north to the property line. The consulting engineers for both projects need to make sure that the
grading and elevation of the two drives align both horizontally and vertically.
Response -The hard surface has been extended to the property line. Coordination of the north property line
with the Eye Care Center will occur at Final Plan submittal.
Comment Number 13: 1
2/16/2015: Along both Ziegler and Rock Creek, there are a series of Ornamental Trees that must be changed to
Street Trees. Ornamentals in the parkway are to be used only in the case of being placed 15 from street lights.
Otherwise, all trees in the parkway must be Street Trees.
Response — All ornamental trees have been removed from the parkways and replaced with canopy (street)
trees.
Comment Number 14:
12/16/2015: Will the facility allow for pet therapy visits? If so, please provide a waste station (plastic bags
dispenser, trash container, etc.) in the vicinity of the front entrance.
Response -Pet waste stations will not be needed
Comment Number 15:
12/16/2015: As mentioned at Conceptual Review, with the advantage of having a southern exposure, the
mechanical systems of the facility should be designed to be "solar ready" should the decision be made to install
solar equipment.
Response -The plumbing plans will include valving and space for possible solar hot water system. In a conduit
will be run to the roof for possible photo -voltaic system.
Reviewer: Department of Engineering Development Review — Marc Virata
970-221-6567/mvirataCa)fcgov.com
Topic: Construction Drawings
Comment Number 2:
12/16/2015: Please provide an overall context map depicting the full -width of Rock Creek Drive and show what
is the offset between the new north -south drive aisle and the Fossil Ridge driveway.
Response- In general, we are able to meet the turn -lane and access requirements discussed with staff and
Martina's redline is attached. We've coordinated with Marc Virata and Martina Wilkinson, which resulted in
the specifics that are shown in the attached Rock Creek Striping exhibit.
Comment Number 3:
12/16/2015: The full -width context of Rock Creek Drive and Fossil Ridge Driveway should then also show how a
left turn lane is provided for eastbound Rock Creek to the northbound private drive as noted in the traffic study.
Response- In general, we are able to meet the turn -lane and access requirements discussed with staff and
Martina's redline is attached. We've coordinated with Marc Virata and Martina Wilkinson, which resulted in
the specifics that are shown in the attached exhibit.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
Comment Number 5:
12/16/2015: Staff recommends enriching the mix of Evergreen Trees by adding the Colorado Blue Spruce to the
Landscape Plan, particularly along Ziegler Road.
Response — Per Tim Buchanan's recommendation we replaced approximately half of the Vanderwolf Pine with
Iseli Fastigiate Spruce for more species diversity and continuity with the greater streetscape theme.
Comment Number 6:
12/16/2015: On the Wall / Berm Detail, why can't the screen wall simply carry across the Cement Board Siding
(Horiz. — 7" Reveal) to match the building's siding (upper portion)? On the Elevations sheet, the screen wall
detail indicates "siding to match building" but on the detail, the siding is different.
Response -The screen wall siding as seen from the front is reflective of the materials on the main building pop
outs. Please see the revised Wall/Berm Detail sheet which shows a larger view of the relationship of the wall
with the building. As the wall continues around the east and west ends of the building, the materials vary
between the horizontal siding and the panels to be consistent with the whole building design. These
variations also break up the horizontal line of the wall and provide design interest.
Comment Number 7:
12/16/2015: On the Site Lighting Plan Schedule, please add a column for Quantity.
Response -A column has been added on the Lighting Plan Schedule for "Quantity".
Comment Number 8:
12/16/2015: Please label the westerly driveway as Right-in/Right-out Only, or Right -out Only, depending on
how this issue is resolved based on the Rock Creek Striping Plan to be submitted to Engineering.
Response- The westerly driveway has been redesigned and labeled as a right -out only drive.
Comment Number 9:
12/16/2015: Please label the "Column and Trellis" feature at the next to the westerly drive -way.
Response- The column and trellis has been labeled.
Comment Number 10:
12/16/2015: At the time of submittal for Final Plan, please provide a detail for the retaining wall. We need to
see the height of the wall and type of material selected for the wall.
Response- Details for the retaining walls has been added to the site plan details sheet. Wall heights will be
included in the Final Plan submittal.
Comment Number 11:
12/16/2015: Please add "Recycling" to the label for the "Refuse Enclosure."
Response -Label has been added.
Comment Number 12:
12/16/2015: The 25-foot E.A.E. in the northwest corner is needed to serve both the subject site and the Eye
Center of Northern Colorado to the north. This E.A.E. will be matched with the Eye Center. Please extend the
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com
I
lenity
January 12, 2016
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
RE: Windsong at Rock Creek, PDP150024, Round Number 1 Comment Letter
Please see the responses below to the comment letter dated December 18, 2015.
Reviewer: Department of Planning Services - Ted Shepard
970-221-6343/tshepardCa)fcjzov.com
Topic: General
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Comment Number 1:
12/16/2015: We have two plats in at the same time. Windsong at Rock Creek contains 18.7 acres and includes
Outlot A at 15.36 acres. But, concurrently, we have a plat in for Eye Center of Northern Colorado, immediately
north of Windsong, which is a portion of Outlot A, but does not indicate that it is a "Replat of a Portion of Outlot
A of Windsong at Rock Creek." Both plats include overlapping land area. The plats indicate that the owner is
Harmony Technology Park LLC. The owner should be aware that these two plats need to be rectified. Perhaps
one plat could take precedence over. Or, has the owner considered consolidating these two plats into one?
Response- We are aware of the Plat conflicts with the Eye Center Plat, and those issues are being resolved.
Comment Number 2:
12/16/2015: The site plan needs to match the plat by graphically indicating the location and calling out the
dimensions of all Emergency Access Easements.
Response — The site plan has been revised to reflect the emergency access easements on the plat.
Comment Number 4:
12/16/2015: Staff is coordinating the streetscaping along Ziegler Road between both Windsong the
development proposal to the north, Eye Center of Northern Colorado, in order to establish a high quality
landscape between Precision Drive and Rock Creek Drive. Combined, this streetscape is 800 feet in length.
Toward this end, please reduce the quantity of Wichita Blue Black Hills Spruce and add Fastigiate Norway
Spruce. Note that we are asking Eye Center to make a similar adjustment to match your Wichita Blue's.
Response — The labeled "Black Hills Spruce" common name in the planting legend were incorrectly labeled
(edit error) on the first plan submittal and are now correctly labeled as "Rocky Mountain Juniper". Per Tim
Buchanan's recommendation we replaced approximately half of the Vanderwolf Pine with Iseli Fastigiate
Spruce for more species diversity and continuity with the greater streetscape theme.
3150 Kettle Court SE Salem, OR 97301 503 399 1090 503 399 0565 lenityarchitecture.com