HomeMy WebLinkAboutCIRCLE C ADULT RESIDENTIAL SERVICES - PDP190009 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early in the
design, that new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed above. 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 PDP submittal. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type
of construction, and energy compliance method being proposed. Applicants of new
commercial or multi -family projects should contact their Development Review Coordinator to
schedule a pre -submittal meeting.
Roche/Owner: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcgov.com
1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
CCC ;espouse: PiCPs are on the NAVD88 vertical datum.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
RMS Response: Project name does not include any numbers.
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Plans prior to the Entitlement Process approval.
RMS Response: Cad files will be provided prior to mylar approval.
10. INFORMATION:
Please contact Cody Snowdon with Light & Power Engineering if you have any
questions at (970) 416-2306. Please reference our policies, construction practices,
development charge processes, electric services standards, and fee estimator at
hftp://www.fcQov.com/uti I ities/b usiness/b uilders-and-developers.
Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarter@fcpov.com
1.This will be classified as a group R-4, condition 1 "congregate care facility".
Response: acknowledged.
2. This building is required to be provided with a fire sprinkler system in accordance with
either NFPA 13D (condition 1). For further information regarding fire sprinkler
requirements, contact Jerry Howell at ihowell ftoudre-fire.org.
ALM2s Response: Automatic fire sprinkler system will be provided.
3. An accessible route must be provided to the second story and basement of this building.
ALM2s Response: Accessible route will be provided.
4. Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at
fcgov.com/building.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF
Frost Depth: 30 inches.
Wind Loads:
Risk Category II:
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association
of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IECC residential chapter with amendments.
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If any existing electric infrastructure needs to be relocated or underground as part of this
project, it will be at the expense of the developer and will need to be relocated within
Public Right -of -Way or a dedicated easement. Please coordinate relocations with Light
and Power Engineering.
G2: We are currently unaware of electrical infrastructure that will need to be relocated
3. INFORMATION:
Transformer locations will need to be coordinated with Light & Power. Transformers
must be placed within 10 ft of a drivable surface for installation and maintenance
purposes. The transformer must also have a front clearance of 10 ft and side/rear
clearance of 3 ft minimum. Please show proposed transformer locations on the Utility
Plans.
CCG Response: A transformer location has been shown on PICPs near the access on McHugh Street.
4. INFORMATION:
Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10 ft
separation is required between all water, sewer and storm water facilities, and a
minimum of 3 ft separation is required between all Natural Gas. Please show all
electrical routing on the Utility Plans.
CCG will work with Electric Engineering to route the electric facilities.
5. INFORMATION:
The service to the building will be consider a commercial service; therefore, the service
line from the transformer to the meter is required to be installed, owned and maintained
by the property owner.
Roche/Owner: Informative —Acknowledged.
6. INFORMATION:
The meter location will need to be coordinated with Light and Power. Please show the
proposed meter location on the Utility Plans.
CCG Response: The proposed electric meter will be added to the PICPs when the location is determined.
7. INFORMATION:
A commercial service information form (C-1 form) and a one line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf
G2: C-1 will be provided prior to final plan review.
8. INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me or visit the following website for an estimate of charges and fees related to
this project:
http://www.fcg ov. com/utilities/business/b u ilders-and-developers/plant-investment-develo
pment-fees
Roche/Owner: Will contact.
9. INFORMATION:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape
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DRCoord@fcgov.com to schedule a tree inventory site visit.
RMS Response: Molly Roche and Shelley La Mastra previously meet on site to review tree when property was
under a different development, this information has been carried over.
3. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any
LED light fixtures is preferred. Please also consider fixtures with motion -sensing or
dimming capabilities so that light levels can be adjusted as needed. Site light sources
shall be fully shielded and down -directional to minimize up -light, light spillage and glare
[see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night
Sky Objectives. For further information regarding health effects please see:
http://darksky. o rq/ama-report-aff i rms-h u man-health-im pacts-from-lecis/
RMS Response: 3,000 kelvin max fixtures that are down directional and shielded have been specified.
4. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its residents now and generations from now. Thus, the City of Fort
Collins has many sustainability programs and goals that may benefit this project. Of
particular interest may be:
1) ClimateWise Program: http://fcgov.com/climatewise, contact
climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
or jnagel@fcgov.com
3) Utilities Building Energy Scoring:
https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein
at 970-416-4325 or klongstein@fcgov.com
4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-
2312 or rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Stephanie
Kopplin at 970-416-4295 or skopplin@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
RMS Response: Informative — Acknowledged.
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
INFORMATION:
Light & Power has a 3-phase line running along the frontage of McHugh Street and a
spare 4" conduit running to the site from an existing switch cabinet located south of the
property. The existing switch cabinet can only provide single-phase power. If 3-phase
power is required, the existing 3-phase line along McHugh Street will need to be
intercept and a switch cabinet installed.
G2: 3-phase power will be required from McHugh Street
2. INFORMATION:
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species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Nils Saha (nsaha@fcgov.com) if you have
any questions.
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0" caliper balled and burlapped
Evergreen tree: 6.0' height balled and burlapped
Ornamental tree: 1.5" caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
RMS Response: The appropriate and required notes have been provided on plans. Trees are listed as required
for sizes. No trees are proposed for removal.
3. 4/15/2019: PRIOR TO PDP
Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
RMS Response: Utilities are shown on landscape plans. Street tree locations and types have been coordinated
with Forestry and engineering in March 2019. Due to existing utilities along Patton and 50' required offset from
stop sign at Patton and Elizabeth no street trees will be planted in the Patton tree lawn.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant list.pdf.
RMS Response: Low water plants that are not harmful to residents if ingested have been utilized.
2. Contact the assigned Development Review Coordinator prior to submittal for the project
if trees may be impacted. A review of trees shall be conducted by City Forestry staff to
determine the status of existing trees and any mitigation requirements that could result
from the proposed development. LUC Section 3.2.1(C) requires developments to
submit a landscape and tree protection plan, and if receiving water service from the
City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat,
and (5) enhances the pedestrian environment. " Note that a significant tree is defined as
one having DBH (Diameter at Breast Height) of six inches or more. Please contact
assigned Development Review Coordinator directly at 970-221-6689 or email
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abandoned at the main.
CCG Response: The existing 4-inch water service wilt not be used and will be abandoned at the main.
2. Existing Sewer Infrastructure (site specific comment):
Existing sewer mains in the vicinity include an 8-inch main in Elizabeth and a 24-inch
main in McHugh. It does not appear sewer service is currently stubbed into this parcel.
3. Service separation (standard comment):
Separate water and sewer services will be required to service any residential use and
commercial uses.
CCG Response: Acknowledged.
4. Service abandonment (standard comment):
For existing water and sewer services that are not planned to be used or re -used with
this project, these will be required to be abandoned at the main.
CCG Response. The existing 4-inch water service will not be used and will be abandoned at the main.
5. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
CCG Response. The AWWA M22 wafer service and meter sizing calculations will be provided by the project
mechanical engineer when available.
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
RMS Response: Informative Acknowledged.
7. Fees (standard comment):
Development fees and water rights will be due at building permit. 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 our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Roche/Owner: Informative — Acknowledged.
Department: Forestry
Contact: Nils Saha, nsaha@fcgov.com
1. 4/15/2019: PRIOR TO PDP
Please include the following tree inventory information in the PDP submittals:
Colorado Blue Spruce: 8" Fair Plus condition -1 mitigation tree - to remain
Tree has been called as such on mitigation plans
2. 4/15/2019: PRIOR TO PDP
Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note,
providing a detailed Plant List — species, quantity, size, method of transplant, and
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10. LID requirements (standard comment):
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 with one of the two
following options:
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID
techniques.
CCG Response: 75% of all newly added impervious area is treated by LID techniques.
11. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
CCG Response: Acknowledged.
12. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on -going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
Roche/Owner: Informative —Acknowledged.
13. Fees (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site 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/util ities/busi ness/b u ilders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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.
Roche/Owner: Informative — Acknowledged.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
1. Existing Water Infrastructure (site specific comment):
Existing water mains in the vicinity include a 12-inch main in Elizabeth and 6-inch mains
in McHugh and Patton. There is an existing 4-inch water service stubbed onto the site
from the main in McHugh. This service will need to be reused with this project or
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The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control
Materials need to be submitted. The erosion control requirements are located in the
Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be
found at www.fcqov.com/erosion
Response: Acknowledged. The Erosion and Sediment Control materials will be submitted with the FDP.
2. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
CCG Response: The Erosion Control Plan will be submitted with the FDP.
3. Development Agreement:
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria.
CCG Response: The Erosion Control Escrow,lSecurity Calculations will be provided with the FDP.
4. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Spring Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
5. Documentation requirements (site specific comment):
A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs.
6. Stormwater outfall (site specific comment):
The stormwater ouff all for this site is the existing curb and gutter.
CCG Response: Acknowledged. Drainage improvements have been designed accordingly.
7. Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate.
CCG Response: Acknowledged. Drainage improvements have been designed accordingly.
8. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume based stormwater storage, including extended detention basins.
CCG Response: Acknowledged.
9. Standard water quality requirements (standard comment):
Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
CCG Response: Stormtech chambers will be put in place to help with both detention and water quality treatment.
These Stormtech chambers will be located underneath the asphalt pavement in the parking lot, south of the
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of the fire code in place at the time of plan review submittal and permit application.
ALM2s Response: Building will be designed to meet 2018 IFC
2. ACCESS
>Access is required to within 150ft of all external portions of the external perimeter of
this building.
>This can be measured and achieved from the streets.
RMS Response: Building can be accessed from Patton or McHugh streets and has 150' hose pull around the
building from these two streets.
>However, due to the nature of this occupancy and the likely regular emergency
responses, PFA requests that the project team investigate the possibility of a drive aisle
from McHugh St through to Patton St
RMS Response: A drive aisle has been provided through the site for ambulances to pull up to front of building
and exit out onto Patton. Fire trucks would utilize Patton and McHugh for staging.
>It is suggested that the Elevator be sized appropriately for an ambulance cot
ALM2s Response: The elevator is currently sized to fit an ambulance cot.
>Should there be doors located at either end of the building, walkways are requested to
enable expedient ingress/egress with an ambulance stretcher when required.
RMS Response: Walkways have been provided to all exterior doors.
3. FIRE SPRINKLER SYSTEM
This building will require an automatic fire sprinkler system for all three levels under a
separate permit. Please contact Assistant Fire Marshal, Jerry Howell with any fire
sprinkler related questions at 970-416-2868.
.�LAI2s Mes;:onse. The building is designed with an automatic fire sprinkler system. Permit will be the
responsibility of the contractor
4. HYDRANT
A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of the
building. The hydrant at the northwest corner of this lot is appropriately located, however,
it is the applicant's responsibility to verify output. Please call Ft Collins Utilities for
assistance.
CCG Response: Patrick Baucke with the City of Fort Collins Water Engineering & Field Services stated that a
flow test will cost $250.00, approximately. CCG will coordinate with the Owner to order this test prior to the
FDP submittal.
5. ADDRESS
The address will be clearly visible from the street in no less than 8" tall numerals on a
contrasting background
ALI02s Response Address numerals and street names will be provided as required
6. SOLAR ARRAYS
Commercial rooftop solar arrays require a separate plan review and permit from the
Poudre Fire Authority. Please call Plan Review Technician Roger Smith at
970-416-2876 with Solar Array questions. Refer to 2018 IFC 1204
ALM2s Response: Rooftop solar arrays are not anticipated.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Information Only:
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
RMS Response: No fences or barriers are proposed within the public ROW.
15. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
RMS Response: Bike parking is located on the property outside the ROW.
16. In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials 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.
Roche/Owner: Informative — Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
We'll need an estimate of how many vehicle trips per day are expected to the facility.
anticipate that it will be less than 200, therefore per Chapter 4 of the Larimer County
Urban Area Street Standards, the need for a formal traffic impact study can be waived.
We'll still need to work with you on access and adjacent street frontage improvements,
etc.
RMS Response: On May 29, 2019 documentation for the estimated ADT was submitted. Response to
documentation was made on May 31, 2019 with approval to waive traffic study. The letter that was sent has also
been submitted with the PDP submittal.
2. Work with the Engineering Department on any required street frontage improvements
(such as sidewalk widths).
CCG Response. Comments from Engineering Development Review have been addressed.
3. Thank you for showing the access as far from East Elizabeth as possible -whether take
from McHugh or Patton.
RMS Response: Access is shown on the furthest point along McHugh for entry/exit of staff and visitors and
residents. An exit only drive onto Patton has been shown for ambulances and trash trucks. This will be signed as
such on the interior of the property and as an exit only on the Patton side.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are
in the process of adopting the 2018 International Fire Code. Code adoption is
anticipated in early 2019. Building plan reviews shall be subject to the adopted version
questions.
Roche/Owner:
5. 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.fcqov.com/engineering/dev-review.php
RMS Response: TDRF fees and application have been included in PDP submittal.
6. 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.
Roche/Owner: Informative —Acknowledged.
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.
CCG Response. The existing curb & gutter with attached sidewalk will be removed and replaced to meet current
ADA standards.
8. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
9. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project (i.e. drainage, utility, emergency
access). This shall include the standard utility easements that are to be provided behind
the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other
street classifications). Information on the dedication process can be found at:
10.
11
12.
13.
14.
http://www.fcgov.com/engineering/devrev.php
CCG Response: The nine (9) foot standard utility easement will be dedicated along with the right-of-way along
the back of the detached sidewalk
Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
1;1se The P1CPs include the Utility Plans.
All development plans are required to be on the NAVD88 vertical datum. Please make
your consultants aware of this, prior to any surveying and/or design work.
CCG Response: P1CPs are on the NAVD88 vertical datum.
A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Roche/Owner: Informative - Acknowledged
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
RMS Response: Parking is coming off of Patton and McHugh, both local roads. With an ADT under 100 a 20'
setback is required. The smallest setback on the site is 28'.
All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
Building bays cannot exceed 30' in width. Each building must have a recognizable base
and top.
ALM2s Response: All of the street faces of the building are setback less than 15' from the right-of-way as
required by 3.5.3C2a. Horizontal masses have substantial variation and the building has a recognizable base on
top defined by changes in materials.
17. 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.
RMS Response: Informative - Acknowledged.
18. 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.
RMS Response: A modification for the drive aisle width has been requested, documentation has been submitted
with submittal.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. The project will need to provide for a detached sidewalk and vertical curb and gutter
along the frontage. Please note that Elizabeth Street is classified as a collector on the
City's Master Street Plan which would require a 5 foot wide sidewalk and 8 foot parkway
along the Elizabeth Street frontage — the additional half foot of sidewalk is reimbursable
from the City through the City's Transportation Capital Expansion Fee. The minimum
sidewalk width would be 4.5' and a minimum 6.5' parkway from the face of curb is also
required. Right-of-way would then be dedicated to coincide with the back of walk, with a
9 foot utility easement dedicated behind this new right-of-way line.
CCG Response: The PiCPs include the removal of the existing curb & gutter wan atiacned sidewalk and the
installation of vertical curb & gutter with a detached sidewalk. The 6.5' parkway and 4,5' sidewalk is provided
along all adjacent street footages. Chris Messersmith confirmed that this was acceptable to Marc Virata
06-May-19) along Elizabeth Street since the frontage is less than 60 feet for this project.
2. Driveway access spacing is to be reviewed in accordance with Table 7-3 of LCUASS.
Access onto McHugh (or Patton) would require a 30 foot driveway spacing between
driveway edges as part of Table 7-3 for distances from driveway edges off of a local
commercial/industrial street — it is also recognized however that the furthest east along
McHugh is preferred to obtain as much separation from the Elizabeth/McHugh
intersection.
RMS Response: Due to staff preference as well as an existing access easement for the property to the south the
access drive has been proposed in the SE corner along McHugh. A drive aisle exits onto Patton for ambulances
and trash vehicles only, signs will be posted on to the interior for trashlambulance only and exit only on the
Patton side.
3. The remaining comments are standard comments provided as reference.
RMS Response: Informative - Acknowledged.
4. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
5
The minimum depth of any landscape area is 5'.
RMS Response: Parking has been set back from property lines a minimum of 5' and a minimum of 10' from
Patton and McHugh.
10. This development must comply with the site lighting requirements in Section 3.2.4 of the
Land Use Code. All light fixtures must be fully shielded, sharp cutoff, and down directional.
Please provide a cut sheet of all proposed light fixtures to ensure compliance with this
standard. Please also note that maximum on -site light levels shall not exceed 10
foot-candles and that light levels measured 20 feet beyond the property line may not
exceed 0.1 foot-candles.
RMS Response: Lighting plan included with shielded lights and a max 3, 000 kelvins. Light measurement beyond
property line meets requirements.
11. How do you propose handling trash and recycling? If you plan on handling trash and
recycling with enclosures, the enclosures must meet the standards found in Section 3.2.5
of the Land Use Code. The enclosures must be built on a concrete pad with a pedestrian
access separate from the main service gates. You will need to submit elevations of the
proposed enclosure along with a detail diagram showing how the containers in the
enclosure can fit while providing ample space for pedestrians and trash haulers to
navigate the enclosure (Contact: Jonathon Nagel: 970-416-2701 or inagel@fcgov.com)
RMS Response: Trash and recycling will be located within an enclosure with a man and service gate. Sidewalk
access from main entrance is provided. Detail of enclosure shows bin sizes.
12. You will need to submit building elevations as part of your formal development application.
The buildings should all comply with the architectural compatibility requirements found in
Section 3.5.1 of the Land Use Code. This section of the code requires buildings to be in
similar bulk, height, mass, and scale to nearby structures or articulated in such a way to
reduce the perceived bulk, height, mass, and scale of the building. Building materials
should be high quality. All mechanical equipment must be fully screened. Each building
should also have a clearly defined base, middle, and top.
ALMl2s Response. Building elevations are included with this submittal. The nearby structures include one, two
and three-story structures. This is a two-story building with a shed and flat roof forms for two wings of the
building with a flat roof section connecting the wings to reduce the bulk of the building. The west wing of the
building on the street facing side also includes a stepped back second story to further reduce the mass of that
side. A variety of blended materials are used to decrease mass and scale while creating a defined base, middle
and top.
13. If any of the proposed buildings exceeds 40' in height, you must submit a shadow analysis
per Land Use Code section 3.5.1(G). The shadow analysis must show the shadow cast
by the building on the winter and summer solstice. Each building over 40' must be
designed to minimize the casting of shadows on adjacent properties. As part of this
analysis, you must submit a narrative discussing how you designed the building to
minimize impacts on adjacent properties.
ALM2s Response: No part of the building exceeds 40' in height.
14. Since Long Term Care Facilities are classified as a commercial use, Land Use Code
Section 3.5.3 will also apply. This section requires at least 30% of buildings to be no more
than 15' setback from the adjoining street if it is smaller than a full arterial or has on -street
parking. If the building fronts onto an arterial street, 30% of buildings should be setback
10'-25' from the right-of-way. Horizontal masses shall not exceed a height:width ratio of
1:3 without substantial variation in massing. Changes in mass shall be related to
entrances, the integral structure, and/or organization of interior spaces and activities.
4
RMS Response: Landscape plan has been submitted with trees, shrubs and grasses, total counts, water table
and species sizes as well as landscape details.
5. This development must provide street trees per Land Use Code section 3.2.1(D)(2).
Street trees must be planted every 30'-40' while maintaining 40' of separation from
streetlights.
RMS Response: Do to existing utilities within the new Patton St tree lawn (previous site has attached sidewalks)
trees cannot be spaced as required. A new 9' utility easement on the back of the detached walk also prevent
trees from being planted on property side at 40'spacing. On an email March 1?h staff member Molly Roche,
Marc Virata, Shane Boyle and Clay Frickey (no longer with COFC) were sent a tree plan with existing utilities
constraints. Together with staff locations of trees were determined. Due to 50'separation requirements and
existing utilities in the Patton tree lawn only one (1) tree can be located within the Patton ROW. Street trees
along Elizabeth and McHugh have 40'spacing.
6. If your landscape plan shows more than 10 trees, the species diversity requirements of
Land Use Code section 3.2.1(D)(3) apply. To prevent monocultures, no one species of
tree may make up more than the following percentages of the overall total number of trees
depending on the number of trees on -site:
10-19 trees — 50%
20-39 trees — 33%
40-59 trees — 25%
60 or more —15%
RMS Response: Landscape Schedule calls out total number of each species. At the end of the deciduous,
evergreen, ornamental tree list a total number of trees is listed along with the maximum number that can be
allowed of any one species.
7. Your proposed landscape plan may not use more than 15 gallons/square foot over the site
per Land Use Code section 3.2.1(D)(3)(b)(2). Please provide a table that breaks down
the square footage of landscaping you have in each hydrozone as follows:
High Hydrozone —18 gallons/square foot/season
Moderate Hydrozone —10 gallons/square foot/season
Low Hydrozone — 3 gallons/square foot/season
Very Low Hydrozone — 0 gallons/square foot/season
RMS Response: A water budget chart has been provided on sheet LP100.
8. Parking lot landscaping standards are found in Section 3.2.1(E)(4)-(5) of the Land Use
Code. The perimeter of the parking lot must be screened with landscaping, berming, or a
fence or low wall that minimizes the shine of headlights on adjacent properties. You must
provide one tree every 25' along a public street and one tree every 40' along a side lot
line. Please provide a table that shows the overall square footage of the parking lot and
the square footage of the interior that is landscaped. Parking lot islands should include a
canopy shade tree to minimize the heat island effect.
RMS Response: The perimeter edges of the parking spaces have shrub beds that meet the minimum 30" height
requirements for screening. The 5' required landscape area between the property to the south and the parking
lot has a 30" shrub bed all along the parking area. All headlights will face the property's building, not adjacent
buildings. Parking stalls are all within the interior of the lot, not along streets. A table with parking lot area and
required interior landscape has been provided on LP100.
9. Parking areas must meet the following setbacks:
Along an arterial street -15'
Along a non -arterial street - 10'
Along a lot line - 5'
with other staff members and email me with information from any phone conversations.
Thank you!
RMS Response: Thank you, we will email you on all emails.
3. This letter is provided to you in Microsoft Word format. Please use this document to
provide written responses to each comment for submittal, using a different font color.
When replying to the comment letter please be detailed in your responses and avoid
replying "noted, acknowledged" or something similar, as all comments should be
thoroughly addressed. Provide reference to other plans when applicable.
RMS Response: When comments are purely informative we will acknowledge them. Any comments that are
addressing concerns or changes will have complete descriptions and answers.
4. Please see the Development Review Guide at www.fcQov.com/drq. 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.
Please see the Submittal Requirements at:
http://www.fcqov.com/developmentreview/applications.php
RMS Response: Informative - Acknowledged.
5. The request will be subject to the Development Review Fee Schedule 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.
RMS Response: Informative - Acknowledged.
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
The conceptual site plan does not show a walkway that connects the main entrance to the
sidewalk. You will need to provide this connection to meet the connecting walkway
standard in Section 3.5.3(C)(1).
RMS Response: Walkway connection have been added from the Patton Street sidewalk as well as from McHugh
Street to connect to the front entrance.
2. Long Term Care Facilities do not have an explicitly listed bicycle parking requirement in
the Land Use Code. Due to this, you must provide bike parking like the most similar use
listed in section 3.2.2(C)(4)(b) of the Land Use Code. This use will operate most like a
Health Facility, which means you will need to provide 4 bike parking spaces with one of
these spaces in an enclosed location.
RMS Response: Health care facility has been used. 4 bike spaces are provided. 1 enclosed and 3 fixed.
3. The building placement in direct relation to the street comer is consistent with standards
for building placement in Section 3.5.3, 'Build -to -Line' standards for streeffront buildings.
RMS Response: Building is sited to be at intersection and has met the building to line requirements with corner
orientation and less than 15' from ROW.
4. You will need to submit a landscape plan as part of your formal development application.
This plan will need to show the locations of all new and existing trees, new shrub plantings,
and a planting table indicating the number and species of all new plantings.
E
Fort 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.com
April 19, 2019
Nicky Galbraith
Re: Patton and Elizabeth St Care Facility
Description of project: This is a request to build a long-term care facility at the corner of
Patton St and E Elizabeth St (parcel #8718312002). The building will have 16 bedrooms
where residents live for up to 90 days. There will be approximately 10 staff members with a
maximum of 12 staff members on site at one time. Fourteen on -site parking spaces are
proposed. Access is proposed from McHugh St to the northeast. The property is within the
Employment (E) zone district and is subject to Planning and Zoning Board (Type 2) 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 Development Review Coordinator,
Tenae Beane, at 970-224-6119 or tbeane@fcgov.com.
Comment Summary
Department: Development Review Coordinator
Contact: Tenae Beane, 970-416-2554, tbeane@fcqov.com
The proposed development project is subject to a Type 2 Review. The decision maker
for your project will be the Planning and Zoning Board at a public hearing. We will
formally notify surrounding property owners within 800 feet, exclusive of public
right-of-way and publicly owned open space. The applicant for this development request
is required to hold a neighborhood meeting prior to submittal. Please let me know when
you are ready and I can help in setting a date, time and location for a meeting.
RMS Response: Applicant understands this is Type 2 and that neighborhood meeting will be required. Applicant
requested information for APO labels on May 141h with the dates of June loth-151h to hold meeting. Meeting was
held at Life Church on June 10, 2019, there were no public participants at the meeting.
2. 1 will be your primary point of contact throughout the development review and permitting
process. If you have any questions, please reach out to me and I will assist in directing
you to the appropriate staff member. Please include me in all email correspondence