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HomeMy WebLinkAboutBROOKDALE SENIOR LIVING - FDP - FDP120017 - CORRESPONDENCE - (5)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/developmentreview October 24, 2012 Edward Johnson PDC Midwest, Inc. 1130 James Drive Suite 106 Heartland, WI 53029 RE: Brookdale Senior Living Expansion Major Amendment Final Plan, FDP120017, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. Comment Summary: Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 10/04/2012 10/04/2012: Please put the key on each of the elevation sheets and label where the elevations are showing (as done on A300) for all elevations (e.g. A302A, A302B, A303) Revised as requested - PDC Midwest, Inc. While the addition should integrate with the existing, LUC 3.5.3(D)(6) Base and Top Treatments. All facades shall have: (a) a recognizable "base" consisting of (but not limited to): 1. thicker walls, ledges or sills; 2. integrally textured materials such as stone or other masonry; 3. integrally colored and patterned materials such as smooth-finished stone or tile; 4. lighter or darker colored materials, mullions or panels... Please ensure all sides of the addition(s) have some sort of base masonry treatment. Revised as requested - PDC Midwest, Inc. Topic: General Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/02/2012 10/02/2012: Per the final plan submittal requirements sheet, please call out all colors of all materials on elevations. Provided as requested. See additional sheet A304 - PDC Midwest, Inc. Comment Number: 2 Comment Originated: 10/04/2012 10/04/2012: 07/24/2012: Under parking calculations, please change the verbiage to "parking maximums" rather than "required parking" to reflect the City of Fort Collins parking maximums, as opposed to requirements. See redlines. Revised as requested - PDC Midwest, Inc. Comment Number: 3 Comment Originated: 10/04/2012 10/04/2012: Comment carried over from comments prior to hearing. Please call out bike rack locations on site plan and provide bike rack detail on elevations. Labeled as requested - PDC Midwest, Inc. 07/30/2012: The bike rack will need to be relocated closer to an entrance. LUC 3.2.2(C)(4) applies. Revised as requested - PDC Midwest, Inc. (b) Location. For convenience and security, bicycle parking facilities shall be located near building entrances, shall be visible from the land uses they serve, and shall not be in remote automobile parking areas. Such facilities shall not, however, be located so as to impede pedestrian or automobile traffic flow nor so as to cause damage to plant material from bicycle traffic. Revised as requested - PDC Midwest, Inc. (c) Design. Bicycle parking facilities shall be designed to allow the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Bicycle parking facilities shall be at least two (2) feet in width and five and one-half (5½) feet in length, with additional back-out or maneuvering space of at least five (5) feet. Revised as requested - PDC Midwest, Inc. Please provide detail for finals regarding meeting the design provision on the elevations. Provided as requested. See additional sheets C120 & C121- PDC Midwest, Inc. Additionally, the bicycle rack will need to be relocated in a more visible location. Revised as requested - PDC Midwest, Inc. Comment Number: 4 Comment Originated: 10/04/2012 10/04/2012: Per LUC Section 3.2.5, please provide trash enclosure detail on elevations. Provided as requested. See additional sheets C120 & C121- PDC Midwest, Inc. Additionally, please call out on site plan (and that it is on concrete pad). Revised as requested - PDC Midwest, Inc. 3.2.5(B)(4) Each trash and recycling enclosure shall be designed to allow walk-in access without having to open the main enclosure service gates. Provided as requested. See additional sheets C120 & C121- PDC Midwest, Inc. 3.2.5(B) (5) Trash and recycling areas must be enclosed so that they are screened from public view. The enclosure shall be constructed of durable materials such as masonry and shall be compatible with the structure to which it is associated. Gates on the enclosures shall be constructed of metal or some other comparable durable material, shall be painted to match the enclosure and shall be properly maintained. Provided as requested. See additional sheets C120 & C121- PDC Midwest, Inc Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General Comment Number: 5 Comment Originated: 10/16/2012 10/16/2012: We will need you to address these comments prior to mylar. The site, landscape, tree mitigation, elevations and lighting plan, plat and utility set will need to be on mylar. Will comply as requested - PDC Midwest, Inc. Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/04/2012 10/04/2012: The Landscape Plan was not updated per the comment on August 8th. Please update the Globe Spruce shurb 08/02/2012: Per LUC 3.2.1(D)(5), the minimum size for shrubs is 5 gallon. Please change from a 3 gallon globe spruce shrub to a 5 gallon. Revised as requested - KSA, Inc. Previous Comments Numbers 1, 2 and 3: Tables on L-1, L-2, and L-3 Have been revised - KSA, Inc. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 10/17/2012 10/17/2012: Sheet C3 - The note for the existing ADA Handicap Ramp and Lemay and Rule Drive should be revised. Consider "Existing concrete ramp will need to conform with most recent City of Fort Collins Standards at time of construction. Contractor shall contact City of Fort Collins Inspector to determine if it is currently to standard. If not to standard then it shall be removed and replaced to standard. The note has been revised per the above comment – JR Engineering Comment Number: 5 Comment Originated: 10/17/2012 10/17/2012: Line over text issues still exist on numerous sheets within the construction drawings. Line over text issues has been addressed – JR Engineering Comment Number: 6 Comment Originated: 10/17/2012 10/17/2012: Sheet C4 - update Note 9) as it refers to the Plat of the Tower Shoppes PUD Note 9 has been updated – JR Engineering Comment Number: 7 Comment Originated: 10/17/2012 10/17/2012: Sheet C4 - The street cut limits note still has not been added to this sheet. The street cut limit note was previously shown, but has been updated per latest download of notes the city web site– JR Engineering Comment Number: 8 Comment Originated: 10/17/2012 10/17/2012: Sheet C5 - Update the construction detail callout for the Type C inlet as it currently references the incorrect sheet. The sheet reference has been updated – JR Engineering Comment Number: 9 Comment Originated: 10/17/2012 10/17/2012: Sheet C4 - The easement on this sheet at the second access off of Rule Drive does not appear to match the easement shown on the plat. The updated easement is now shown and matches the plat – JR Engineering Comment Number: 10 Comment Originated: 10/17/2012 10/17/2012: Sheet C8 - Include the entire Corner Handicap Ramp detail on this sheet along with the Truncated Dome detail already shown. If the ramp needs to be entirely removed and replaced both details will need to be included. The “Corner Handicap Ramp” details have been added to the plan – JR Engineering Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: General Comment Number: 3 Comment Originated: 10/17/2012 10/17/2012: Applicant has contacted City of Fort Collins requesting a draft of the development agreement. An informational sheet has been provided to applicant and needs to be filled out and completed prior to a draft development agreement being drafted for this project. Revising this with Mr. Gingerich as requested - PDC Midwest, Inc. Topic: Plat Comment Number: 1 Comment Originated: 10/17/2012 10/17/2012: The additional utility/drainage easement along Rule Drive should be labeled on the plat as such. The easement has been labeled as indicated above – JR Engineering Topic: Site Plan Comment Number: 2 Comment Originated: 10/17/2012 10/17/2012: The Title of the site plan should match the project title shown on the plat and construction drawings. Revised as requested (all sheets) - PDC Midwest, Inc. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2012 10/15/2012: No comments. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/17/2012 10/17/2012: Please modify Tree Mitigation Note #8 to also incorporate this statement. An ISA certified arborist shall oversee all tree transplanting and shall inspect all transplanted trees at regular intervals over the first two years. Recommendations on transplanting and care shall be provided to the owner. Revised as requested - KSA, Inc. Comment Number: 2 Comment Originated: 10/17/2012 10/17/2012: Please add this additional information to the statement on the Typical Tree Spade Transplanting Detail on sheet L3. Plant so the top of the root ball is even with the finished grade to the extent feasible. Minimize grade differences resulting from uneven surfaces. Revised as requested - KSA, Inc. Comment Number: 4 Comment Originated: 10/17/2012 10/17/2012: I believe that this question was already confirmed but just wanted to be sure that the sewer/storm sewer lines shown on the south and southeast side of the existing facility on landscape sheets 1-3 are existing and will not impact any existing trees? This is correct. The storm sewer is existing and will impact any existing trees – JR Engineering Comment Number: 5 Comment Originated: 10/17/2012 10/17/2012: Please add a new tree (possibly an ornamental) off the north wall in the area where exiting tree #41 is to be removed in the area between the walk and the building. Revised as requested - KSA, Inc. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 10/15/2012 10/15/2012: Complete all erosion control requirements listed in "Fort Collins Stowmwater Criteria Manual" the erosion control requirement can be found in Volume 3, Chapter 7 section 1.3.3 of the new Criteria Manual. If there are question about these requirements, please contact Jesse Schlam at 970-218-2932 An erosion control report has been completed and the plan updates per the city criteria – JR Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/22/2012 10/22/2012: Please label the spillway for Pond B on the grading and drainage plan with a spot elevation showing the high point of the drive aisle, which is also functioning as the pond's spillway. The overflow location has been added for Pond B and labeled – JR Engineering Comment Number: 3 Comment Originated: 10/22/2012 10/22/2012: Please add rip rap details for the pond spillways. The rip rap size and overall dimensions for the pond spillways has been labeled – JR Engineering Comment Number: 4 Comment Originated: 10/22/2012 10/22/2012: Please revise the water quality outlet detail tables. The amount of row needs to be every 4 inches starting at the invert of the pond. Pond A would have 5 rows, Pond B would have 6, and Pond C would have 3 rows. The water quality plate table has been updated – JR Engineering Comment Number: 5 Comment Originated: 10/22/2012 10/22/2012: Please add details for all the proposed drainage improvements including flared-end sections, private roof and area drain system, pans, etc. The flared end section detail is on the plans. Refer to the architectural construction set for the roof drain system details. The interior court yard drains have been called out. The exterior area drains shown are to be per the city standard detail. – JR Engineering Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 10 Comment Originated: 10/16/2012 10/16/2012: Please mask the text in the North Elevation & North Courtyard Elevation on sheet A303. Revised as requested - PDC Midwest, Inc. Topic: Construction Drawings Comment Number: 11 Comment Originated: 10/16/2012 10/16/2012: Please remove "being a replat of" & "Sterling House P.U.D. and Lot 1, Wovenhearts Memory Care" from the sub-title on sheet C1. Add "Brookdale Senior Living Community". Sheet C1 has been updated as noted – JR Engineering Comment Number: 12 Comment Originated: 10/16/2012 10/16/2012: Please change the "Wovenhearts Memory Care" in the vicinity map to "Brookdale Senior Living Community" or Site. The vicinity map has been changed – JR Engineering Comment Number: 13 Comment Originated: 10/16/2012 10/16/2012: Some of the text in the vicinity map is too bold. The text has been modified so that it is no longer bold – JR Engineering Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 14 Comment Originated: 10/16/2012 10/16/2012: Please change the basis of bearings on sheet C1 to match the Subdivision Plat. The basis of bearings has been modified to match the plat – JR Engineering Topic: Landscape Plans Comment Number: 9 Comment Originated: 10/16/2012 10/16/2012: There are still line over text issues on sheet L-2. Revised as requested - KSA, Inc. Topic: Plat Comment Number: 1 Comment Originated: 10/16/2012 10/16/2012: The boundary and legal description close. Noted – JR Engineering Comment Number: 2 Comment Originated: 10/16/2012 10/16/2012: Please change "men" to "persons" in the Statement Of Ownership And Subdivision. This has been modified – JR Engineering Comment Number: 3 Comment Originated: 10/16/2012 10/16/2012: Please add a note of lineal measurements per C.R.S. 38-51-106(l). The lineal measurements note has been added to the cover sheet – JR Engineering Comment Number: 4 Comment Originated: 10/16/2012 10/16/2012: You are required to show conflicting evidence through C.R.S. 38-51-106(k). As shown on the redline of the plat, the “Title Commitment Note” is a standard note. The known conflicts for the boundary corners is shown on the graphic sheet along the west boundary. – JR Engineering Comment Number: 5 Comment Originated: 10/16/2012 10/16/2012: Please move the curve data at the northwest corner of the boundary outside of the property boundary, per Development Review Submittal Requirement 3(c). The curve data label has been moved – JR Engineering Comment Number: 6 Comment Originated: 10/16/2012 10/16/2012: Please provide the dedication information for the right of way of Lemay Avenue, per Development Review Submittal Requirement 3(q). We have been unsuccessful on finding the dedication information for Lemay Avenue – JR Engineering Topic: Site Plan Comment Number: 7 Comment Originated: 10/16/2012 10/16/2012: Please add a legal description to sheet C110. This was provided on the Title Sheet previously. Revised as requested - PDC Midwest, Inc. Comment Number: 8 Comment Originated: 10/16/2012 10/16/2012: There is a line over text issue on sheet C110. Revised as requested - PDC Midwest, Inc. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 10/11/2012 10/11/2012: Can the fire hydrant be moved as shown on the redlined plans to avoid having the 2-inch water service running behind the fire hydrant thrust block? This would also involve revision to the easement and the landscape plan. Revised utility lines are included on Landscape Plans - KSA, Inc. The fire hydrant has not been relocated per the redlines. We have moved the water service so that it will not conflict with the thrust block for the fire hydrant – JR Engineering Comment Number: 2 Comment Originated: 10/11/2012 10/11/2012: Revise the note on the connection to the existing water main as shown on the redlined plans. The water connection note has been updated per the red lines– JR Engineering Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 10/11/2012 10/11/2012: Add standard details for thrust blocks and for the plan views of the 1.5 and 2-inch meter pit (Detail 16-B). The standard details have been added to the plans – JR Engineering Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/16/2012 10/16/2012: On the landscape plant under the plant species and quantities table there are some notes. Some of these note have the phrase added to it "or owner approved equal" this phrase needs to be removed. Revised as requested - KSA, Inc. Comment Number: 2 Comment Originated: 10/16/2012 10/16/2012: Note number 18 and 21 on the site plan indicates a new sign and a Job Sign these need to be removed from the notes and site plan or add that an additional note these sign will be processed through separate sign permit. Revised as requested - PDC Midwest, Inc. Comment Number: 3 Comment Originated: 10/16/2012 10/16/2012: On the site plan please indicate the location of the bike racks. Revised as requested - PDC Midwest, Inc. Comment Number: 4 Comment Originated: 10/16/2012 10/16/2012: On the elevations sheet A302A the Mechanical exhaust that are label 19 from the north, south and east elevations the exhaust vents are all at different heights. Which height are is being proposed? Revised as requested. These exhaust fans have been hidden on the front elevation (from Rule Drive) - PDC Midwest, Inc. Comment Number: 5 Comment Originated: 10/16/2012 10/16/2012: Lighting Levels in the parking area needs to be a minimum of 1 foot candle. Also there are possible conflicts with trees and the lighting poles in the parking area, please verify this is not a conflict or relocate the light poles. The site lighting plan will be reviewed and revised as needed to meet the 1 fc. min. requirement. We will also coordinate with the landscaping plan to avoid any potential conflicts with trees and the pole locations.– Kornacki & Associates, Inc.