HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP130024 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
January 30, 2013
Carolyn Powell
MUG-MS LLC
PO Box 18970
Denver, CO 80218
Re: Horsetooth & Lochwood - Morning Star Assisted Living
Description of project: This is a request to construct 72 assisted living and memory care residence
apartments at the northwest corner of Horsetooth Road and Lochwood Drive (Parcel # 87303-00-003). The
site is in the Low Density Mixed-Use Neighborhood (L-M-N) Zone District. Multifamily dwellings containing
more than 8 units per building are subject to Planning & Zoning Board (Type 2) review in the L-M-N Zone
District.
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, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. What is the percentage breakdown between apartments and asst. living components? Min. parking is
dictated by that. (LUC 3.2.2[K][1]&[2] and 5.1.2 (Long-Term care facility definition)
RESPONSE: There will be 93 beds and 20 employees, which equates to 45 parking spaces. We have 49 spaces
shown on the plans.
2. Related above - What is the breakdown of apartment units bedroom numbers. x number of 1 bedroom,
x number of 2 bedroom.
RESPONSE: For the memory care, there are 15 studios and 8 singles with a total of 23 units. For the assisted living,
There will be 19 studios, 21 singles, 15 doubles for a total of 55 units. There is a total of 78 units in all.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include a 20-inch water main on the south side of
Horsetooth, an 8-inch water main in Lochwood and an 8-inch sewer in an easement to the northwest in
Collindale 3rd Filing.
RESPONSE: Acknowledged.
2. Existing water mains and sanitary sewers in this area include a 20-inch water main on the south side of
Horsetooth, an 8-inch water main in Lochwood and an 8-inch sewer in an easement to the northwest in
Collindale 3rd Filing.
RESPONSE: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, rbuffington@fcgov.com
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged.
5. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged.
6. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged.
7. A grease interceptor will be required.
RESPONSE: A grease interceptor is provided on the utility plans.
8. A grease interceptor will be required.
RESPONSE: A grease interceptor is provided on the utility plans.
Department: Transfort
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
1. Transfort's Strategic Operating Plan identifies a route on Horsetooth adjacent to this site and Section 3.6.5
of the LUC requires developments accommodate existing and future transit infrastructure as needed. For
this site, a bus stop pad should be located on the southwest corner of your site near the cross walk at
Lemay and Horsetooth. A bus stop pad is typically 12' deep by 18' wide, although a update to this
standard is currently underway. This pad should be located adjacent to the sidewalk and curb. Please
contact me if you have any questions.
RESPONSE: The PDP submittal reflects a 12’ x 18’ concrete pad for a future bus shelter.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. A drainage and 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 complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3. If
you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
RESPONSE: A preliminary drainage report has been submitted. The erosion control portion of the report will be
provided during final compliance as requested by Jesse S.
2. When improvements are proposed to an existing developed site and there is an increase in impervious
area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for
water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one
foot.
RESPONSE: Onsite detention has been provided
3. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual,
Volume 3 - Best Management Practices (BMPs).
(http://www.udfcd.org/downloads/down_critmanual_volIII.htm) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
RESPONSE: There are two (2) extended detention basins proposed along with a rain garden to provide the required BMPs
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
4. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID)
requirements that will go into effect March 1, 2013. Please contact Basil Hamdan at 224-6035 or
bhamdan@fcgov.com for more information. The present draft requires that 50% of the new impervious
area must be treated by an LID method and 25% of new parking lots must be pervious.
RESPONSE: The site design incorporates a series of lid’s and 25% of the new parking areas are shown to be
pervious pavement.
5. The drainage outfall for the site is either Lockwood Dr. or possibly the drainage swale along the west
side of the property. That swale with a low flow pan was installed in the early 1980s for Collindale 2nd
and 3rd Filings. It was built before the Stormwater Department existed so there is no drainage report to
refer to for information on the sizing of the swale. The design engineer would have to verify capacity of
the swale. The bigger issue is that the swale appears to be on the Collindale developments and they
have been responsible for the maintenance of it. If this project were to use it the maintenance would
need to be shared with their HOA.
RESPONSE: The drainage outfalls for the site will be to the existing drainage swale along the western boundary.
Capacity calculations are provided in the preliminary drainage report and maintenance of the swale is noted to be shared
6. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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 on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-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 Design Criteria.
RESPONSE:Acknowledged.
7. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage
Plan as well the City's Design Criteria and Construction standards.
RESPONSE: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings greater than 50,000 square feet will require a fire department, emergency communication
system evaluation after the core/shell but prior to final build out. 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
RESPONSE: Acknowledged.
2. FIRE LANES
Fire Lanes shall be provided for every facility, building or portion of a building 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, as measured by an approved route around the exterior of the building or facility.
The fire code official is authorized to increase the dimension of 150 feet if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
2006 International Fire Code 503.1.1
RESPONSE: Fire lanes are provided per conversations with PFA. The final location of the emergency access
easements will be verified and shown on future submittal documents
Fire lanes shall be designated on the plat as an Emergency Access Easement.
RESPONSE:Understood, See above.
Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
RESPONSE: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
RESPONSE: Acknowledged.
2. Be visible by painting and signage, and maintained unobstructed at all times.
RESPONSE: Acknowledged. Signage and striping will be provided at Final.
3. DEAD-END FIRE LANES
Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus. FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D
RESPONSE: A modified hammerhead is provided at the end of the service drive along the west side of the building.
Final geometry shall be reviewed and approved by PFA.
4. FIRE LANE TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. International Fire Code 503.2.4 and Local Amendments
RESPONSE: Acknowledged.
5. FIRE ALARM AND DETECTION SYSTEMS (Group I)
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. 2006 International Fire Code 907.2.6; International Building Code 407.2
RESPONSE: Acknowledged.
6. AUTOMATIC SPRINKLER SYSTEMS
An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. An
automatic sprinkler system installed in accordance with Section 903.3.1.2 or 903.3.1.3 shall be allowed in
Group I-1 facilities.
RESPONSE: Acknowledged. A full system will be installed.
7. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
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. 2006 International Fire Code 508.1 and Appendix B
RESPONSE: Acknowledged.
8. KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
RESPONSE: Acknowledged. Lock boxes for fire department access will be provided at all primary entrances as dictated
By PFA.
9. COMMERCIAL KITCHEN HOODS
A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking
appliances used for commercial purposes that produce grease vapors. 2006 International Fire Code 609.2
RESPONSE: Kitchen hoods will be installed as required.
10. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background. 2006 International Fire Code 505.1
RESPONSE: Building signage will be installed.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@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. Reveille Bluegrass is one option for having bluegrass lawns and
using less water.
RESPONSE: Acknowledged.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. 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.
RESPONSE: Acknowledged.
2. 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.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged.
3. 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.
RESPONSE: Acknowledged.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
RESPONSE: A TIS is provided with the submittal.
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
RESPONSE: Acknowledged.
6. The existing sidewalk along Lochwood Drive abutting the property may not be considered compliant in
meeting minimum ADA widths. If the case, the sidewalk (and curb and gutter) would need to be removed
and replaced with vertical curb and a 5’ wide sidewalk detached 8’ from the curb, in accordance with our
collector standards.
RESPONSE: A new 5 foot wide detached sidewalk is shown along Lochwood
7. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. If per the previous comment, sidewalk needs to be moved and replaced as detached,
additional right-of-way would need to be dedicated to coincide with the back of walk. A 15’ utility
easement along Horsetooth Road is required behind the right-of-way and a 9’ utility easement is requires
along Lochwood Drive is required behind the right-of-way, unless agreed to otherwise by the utility
providers.
RESPONSE: Proposed utility easements and right of way along lochwood is noted on the drawings
8. Driveway access onto Lochwood Drive will be reviewed against access spacing requirements along a
collector roadway in accordance with Table 7-3 of LCUASS.
RESPONSE: Two proposed driveway locations are shown off of Lochwood
9. Construction plans will be required.
RESPONSE: Acknowledged.
10. A Development Agreement will be required and recorded once the project is finalized with recordation
costs paid for by the applicant.
RESPONSE: Acknowledged.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. The proposed use is designated as a Long Term Care Facility, which is subject to a neighborhood
meeting and review / approval by the Planning and Zoning Board in the L-M-N zone district.
RESPONSE: Acknowledged. A neighborhood meeting was held February 25, 2013 and a follow-up meeting will be held
at the end of the month.
2. The building footprint is limited to a maximum size of 20,000 square feet. This is described in Section
4.5(E)(2). A proposed larger footprint will need to function better on the site than a smaller building
footprint that meets the standard, with the impacts of the larger footprint mitigated.
RESPONSE: A Modification of Standards request is included with the PDP.
3. Minimum front yard setback of all buildings shall be fifteen (15) feet in order to provide a landscaped front
yard consistent with the residential character of the L-M-N zone district.
RESPONSE: Acknowledged.
4. The proposed project is subject to Building and Project Compatibility standards, Section 3.5.1, and
Institutional Building standards in Section 3.5.3.
RESPONSE: Acknowledged.
5. Per Section 3.5.3(B), parking is not permitted between the street and the building. If this is requested,
please provide an "equal to or better than" design justification.
RESPONSE: Acknowledged.
6. Per Section 3.5.3(D), standardized prototype design shall be modified and is required to be unique. It
appears that this building design has been used in a number of other locations and needs to be modified
so that it is unique to Fort Collins. It is also recommended that the eave and roof mass be lowered and
integrated into the second floor living space so that the overall height of the building is lower; please refer
to section 4.5(E)(2)(d).
RESPONSE: See Planning Objectives.
7. Parking requirements for Long-Term Care Facilities are .33 spaces per bed plus one space per two
employees on major shift.
RESPONSE: Acknowledged. There will be 93 beds and 20 employees, which equates to 45 parking spaces.
We have 49 spaces shown on the plans.
8. Please provide a summary description of the program operations and building program including amount
and type of staffing, common rooms / amenities, types of private rooms and features of the rooms
provided.
RESPONSE: See Planning Objectives.
9.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.
RESPONSE: Acknowledged. A neighborhood meeting was held February 25, 2013 and a follow-up meeting will be held
at the end of the month.
10. 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.
RESPONSE: Acknowledged.
11. 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.
RESPONSE: Acknowledged.
12. 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.
RESPONSE: Acknowledged.
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged.
14. 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.
RESPONSE: Acknowledged.
15. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
RESPONSE: Acknowledged.
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 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:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
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: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. 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
416-2341