HomeMy WebLinkAboutWINDSONG AT ROCK CREEK - PDP - PDP150024 - CORRESPONDENCE - (3)27. The request will be subject to the Development Review Fee Scheduie that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
28. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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 970-416-2341
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
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: 20121RC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. 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, 970-416-2341.
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building. An outdoor plaza is indicated west of the entry canopy between the stormwater
detention pond the building's main entrance.
17. A connecting walkway will be required linking the public sidewalk on Ziegler Road to
outdoor plaza and the main entrance. Where this walkway intersects with the public
sidewalk, a decorative entry portal must be provided that encourages pedestrian
circulation.
18. Based on these revisions, along with the aforementioned connecting walkway with entry
portal, Staff finds that this revised orientation complies with Section 3.5.3(C)(2)(d) which
allows an exception to the build -to line standards.
19. The design of the internal drive must accommodate re -circulation so that if visitors cannot
initially find a parking space, access back into the parking lot is available thus avoiding
having to exit the site at the westerly driveway. As noted, this driveway exit will be
restricted to a right -in / right -out only condition due to the median in Rock Creek Drive.
20. At the time of submittal, please provide information about the number of employees on the
largest shift. Be sure that there is sufficient parking for employees; visiting professionals
and guests.
21. Staff is concerned about the need for eight -foot high patio enclosures. Based on
experience, eight feet is an excessive height for the security that is needed. At eight feet,
the quality of the experience in the patio area is diminished. Patients and guests using
the patio do not want to feel walled in but, rather, to enjoy fresh air, outdoor landscaping
and views. Other facilities have automatic alarm systems at exits and gates. Also, at
some facilities, patients wear devices that activate alarms should perimeter security be
challenged. The applicant is strongly encouraged to find solutions to patio security without
having to rely on eight foot high fences or walls.
22. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
23. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need
during development review.
24. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
25. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
26. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
kept at least 40 feet from any existing or planned street light. Ornamental trees, however,
may be placed to within 15 feet of street lights.
5. Areas of low visual interest, such as the service court, must also be screened. Where
space does not permit sufficient landscaping, a solid screen wall must be provided. The
screen wall must match the predominant exterior building material. It appears a screen
wall will be needed along the north property line along the length of the service court.
6. A connecting walkway must be provided between Ziegler Road the primary entrance.
7. The service area will also need to provide an enclosure for trash dumpsters and recycling
containers. Please note that it's illegal to discard cardboard into the trash. Please
contact Caroline Mitchell, 970-221-6288 who can advise on the number and size of the
recycling containers needed for a facility of this size.
8. Will there be an outdoor employee break area? Facilities of this size typically have a high
number of staff, especially on the day shift. Observing other similar facilities, it appears
that without a designated employee break area, staff will find and use an informal area
that is usually not intended for such a purpose.
9. Bike racks must be provided at both the public entrance and the employee entrance.
Such racks must be anchored to concrete and not interfere with walkways or landscaping.
10. The building features a large south -facing roof. Has any consideration been given to
adding solar collectors? Please contact our Light and Power Department, 970-221-6700
for information about integrating private solar electrical generation into the City's electrical
system.
11. The placement of the electrical transformer must not be located along either the Harmony
Road or Rock Creek Drive frontages. Light and Power requires that the transformer be
accessible within ten feet from hard surface for emergency change out while, at the same
time, must be screened from these two roadways. This may require running primary
service for a greater distance in order for placement that is not viewable from the
roadway. If, for various reasons, the transformer is located along either of these two
streets, then the transformer must be screened with a solid enclosure, meeting the
clearance specifications of Light and Power, on all four sides, featuring a gate.
12. Will there be a designated parking area for the activity van or bus?
13. At the time of P.D.P. submittal, a context diagram or enlarged vicinity map will be required
to show how this site is integrated within larger Harmony Technology Park Overall
Development Plan.
14. A plat will be required.
15. A Lighting Plan will be required. Please note that all fixtures must be fully shielded and
down directional. Lighting under the canopy must specifically designated to be flush
mount and flat lens.
16. On August 6, 2015, Staff received a revised site plan. This site plan indicates that the
building has shifted closer to the intersection of Ziegler Road and Rock Creek Drive. In
addition, a stormwater detention pond is located in the southwest corner of the site, south
of the building and west of the internal drive. Further, it is now revealed that an existing
irrigation easement is in place on the west side of the site between Ziegler Road and the
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staging or storage of mamerials or equipment associated with the Development, nor shall
it be used for parking by any contractors, subcontractors, or other personnel working for
or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary Staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Light and Power has three phase facilities along Rock Creek Dr. that could be utilized to
provide power.
2.
Contact Light and Power Engineering to coordinate the transformer and electric meter
locations, please show the locations on the utility plans. Transformer must be within 10,
of an asphalt/concrete surface. Pay close attention to the transformer clearances in the
Electric Construction Policies, Practices & Procedures.
3. Development and capacity charges will apply at owner's expense
4. Please provide a one line diagram and a C-1 form to Light and Power Engineering. The
C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com
1. The proposed facility is considered a Long Term Care Facility and is permitted in the
Harmony Corridor zone, subject to review by the Planning and Zoning Board (Type Two
Review.) Also, the proposed use is considered to be a primary use in the H-C zone and,
therefore, is not subject to the limitations applied to secondary uses. Therefore, the use is
in compliance with the Harmony Technology Parkway Overall Development Plan, Seventh
Amendment, Parcel C, which is designated for primary uses only.
2. As a Type Two Review, a neighborhood meeting is required.
3. Ziegler Road is classified as a four -lane arterial street and is designed to carry between
15,000 and 35,000 vehicle trips per day. Given this volume, and the proposed land use,
Staff recommends that the landscaping along Ziegler be designed to attenuate traffic
noise for the benefit of your patrons. A dense vegetative screen, with an emphasis on
using conifer trees, along Ziegler Road will be needed to buffer the facility from traffic
noise. Please consider adding an undulating berm to enhance the landscaping
screening.
4. In addition, street trees, planted between the curb and the detached sidewalk, will be
required to be placed on 40-foot intervals along both public streets. These trees must be
3. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
hftp://www.fcgov.com/engineering/dev-review.php
4. 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.
All public sidewalk, driveways and ramps existing or proposed adjacent or within the
site need to meet ADA standards, if they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
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. This shall including the standard utility easements that are to
be provided behind the right-of-way (15 foot along an arterial, and 9 foot along all other
street classifications).
7. A 7 foot sidewalk with a 10 foot parkway will need to be provided and constructed along
the Ziegler Road frontage and a 5 foot sidewalk and 8 foot parkway will need to be
provided and constructed along the Rock Creek frontage. Any additional right-of-way
needed to accommodate these will need to be dedicated. Off site sidewalk
construction may also be needed in order to meet pedestrian connectivity requirements.
8. Access easements will be required to be provided through the site to provide for cross
access with the adjacent parcels.
9. The access points will need to meet access spacing and will need to be shown that they
can work in the TIS. The western most access if allowed would need to install a median
in Rock Creek and the access would be limited to right -in right -out. Does the eastern
driveway meet the access spacing requirement from the driveway on the south side of
the road — it doesn't look like it does? The maintenance of median installed in Rock
Creek that is needed to control access to this development and installed with this
development will be the responsibility of this development. The roadway is a Major
Collector in this location and per the standards the spacing between high volume
driveways is 200 feet.
10. We would prefer not to see the emergency access off of Ziegler Road, but if it is really
needed we will work with PFA to figure it out.
11. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
12. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
14. In regards to construction of this site. The public right-of-way shall not be used for
legible, visible from the bcreet or road fronting the property, and poster with a minimum
of six-inch numerals on a contrasting background. Where access is by means of a
private road and the building cannot be viewed from the public way, a monument, pole
or other sign or means shall be used to identify the structure.
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com
1. 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.
2. 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 of the trees within this 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 that could
result from the proposed development.
3. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that
may benefit your project. Of particular interest may be the:
• ClimateWise program: http://www.fcgov.com/climatewise/, contact Melissa Hovey at
970-221-6813 or mhovey@fcgov.com
• Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP):
http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
• Green Building and the Climate Action Plan:
http://www.fcgov.com/enviro/green-building.php, contact Melissa Hovey at 970-221-
6813 or mhovey@fcgov.com
• Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/?
key=advancepIan ning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com
Please consider the City's sustainability goals and ways for your development to
engage with these efforts.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
1. Marc Virata mvirata@fcgov.com or 221-6567 will be the Engineer assigned to this
project. Please contact him if you have further questions regarding the engineering
comments or requirements.
2. 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.
the fire code official is authorized to increase the dimension if the bunding is equipped
throughout with an approved, automatic fire -sprinkler system.
FIRE LANE SPECIFICATIONS
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:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. Fire hydrants on the opposite side of an arterial road are considered out of
access.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide
1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building,
on 600-foot centers thereafter.
3. FIRE ALARM AND DETECTION SYSTEMS (Group 1)
061FC 907.2.6; IBC 407.2: A manual fire alarm system shall be installed in Group I
occupancies. An electrically supervised, automatic smoke detection system shall be
provided in accordance with Section 907.2.6.2, with exceptions.
4. FIRE SPRINKLER SYSTEM
Group I Occupancy: An automatic sprinkler system shall be provided throughout
buildings with a Group I fire area. IFC 903.2.5
5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation
after the core/shell but prior to final build out. For the purposes of this section, fire walls
shall not be used to define separate buildings. Where adequate radio coverage cannot
be established within a building, public -safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01
6. PREMISE IDENTIFICATION
2012 IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
complete and the mainicnance is handed over to an HOA or another II laintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater
Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you
need clarification concerning this section, please contact the Erosion Control Inspector,
Jesse Schlam at 224-6015 or jschlam@fcgov.com.
2. The design for this site must conform to the approved Harmony Teck Park drainage
plan. Adequate drainage infrastructure, including conveyance to the downstream
regional pond, outlet structure design and sizing, adequate volume in the existing pond,
etc. must be verified or constructed with this project.
3. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment for 50% of the new
impervious area and 25% of new paved areas must be pervious. More information and
links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
4. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new
impervious area over 350 sq.-ft., and 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 at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact Jean Pakech at 221-6375 for questions on fees. 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, cost of the measures, or a minimum amount in accordance with
the Fort Collins Stormwater Manual.
5. The design of this site must conform to the drainage basin design of the McClellands
Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869,Llynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all portions of the building. Fire access cannot
be measured from an arterial road. An Emergency Access Easement will be required
on the property. Details of the "Fire Access Only" drive need to be submitted for review
and approval before a determination that code compliance has been achieved. Code
language and fire lane specifications provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. 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,
3
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
1. Existing water mains in the area include a 12 inch main in Ziegler, a 24 inch main in
Technology Parkway, an inactive 24 inch main in Rock Creek Drive, and a newly
constructed 12 inch main in Precision Drive. Existing sewer mains in the vicinity include
a 30 inch main in Ziegler located near the northwest comer of the site.
2. It will be a requirement of this development to complete the water main loop from Ziegler
to Rock Creek Drive as this is located along the street frontage for this development.
The developer's requirement is to install a 12 inch main so the difference in cost
between the 12 inch main and the 24 inch main can be paid to the developer through a
developer repay.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated traffic volume from this development will be close to meeting the
threshold for a Traffic Impact Study (memo level only). Given the questions about
access, movement type, turn lanes etc. a traffic memo will be needed to provide
answers.
2. Access spacing requirements will need to be reviewed.
3. The western access will not likely be able to be a full movement access given the
proximity to Ziegler.
4. The need for a left turn lane into the property will need to be evaluated.
5. The internal circulation may require people to exit back out on Rock Creek if one portion
of the parking lot is full. Providing circulation internal to the property would be best.
6. Transportation planning would like to see a sidewalk on the eastside driveway from
Rock Creek to the building.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
A drainage report, erosion control report, and construction plans are required and they
must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four -step process for selecting structural BMPs. Standard
operating procedures (SOPs) for all onsite drainage facilities need to be prepared by
the drainage engineer and there is a final site inspection required when the project is
2
City of
o Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. corn
August 07, 2015
Kristi Neznanski
Lenity Architecture
3150 Kettle Court SE
Salem, OR 97301
Re: Harmony Technology Park - Long -Term Care Facility
Description of project: This is a request to construct a long-term care facility on Parcel C of
the Harmony Technology Park (parcel #8604000003). The building will be approximately
37,000 sq. ft. and will contain a 64-bed memory care facility. There will be 48 parking
spaces provided to serve the project. The parcel is located in the Harmony Corridor (HC)
zone district. This proposal will be subject Planning & Zoning Board (Type ll) review.
Please see the following summary of comments regarding the project request referenced
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, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning =.
Contact: GaryLopez, 970-416-2338, glopez@fcgov.com —I
b
1. There are no street trees shown on Rock Creek Dr. If these cannot be placed in the 3
parkway they could go between the sidewalk and the property line if possible. Or 3
provide for a wider parkway to accommodate the street trees. o
2. A row of parking south and east of the building appears to have 16 parking spaces each
without breaking up with a landscape island. A modification may have to besought.
3. The Land Use Code requires the building to be built to the corner of the property.
Please see the comments from Planning regarding compliance with this standard and
the allowable exceptions.
4. The shared access drive should include pedestrian access/connection. z
0
1 0
z