HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP - PDP130024 - SUBMITTAL DOCUMENTS - ROUND 2 -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
September 06, 2013
Cathy Mathis
TB Group
444 Mountain Ave.
Berthoud, CO 80513
RE: Morningstar Assisted Living & Memory Care, PDP130024, 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, Jason Holland, at 970-224-6126
or jholland@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: Building Elevations
Comment Number: 9 Comment Originated: 09/04/2013
Staff would like to see additional context shown with or in addition to the west elevation --
showing the tapered retaining wall, fencing and landscaping. This could be an elevation
view or perspective.
RESPONSE: We are providing an elevation of the retaining wall with the resbubmittal.
Topic: General
Comment Number: 1 Comment Originated: 09/04/2013
Staff needs more detailed information about the "assisted living" portion of the project. The
LUC does not define assisted living, and this part of the project program needs to be
defined as either independent living, multi-family, or intermediate health care. Staff's
understanding at conceptual was that all of the units would fall under the definition of
intermediate health care. The main issue is whether the residents will have cars and need
additional parking. Please provide a note and clarification on the plan that explains what
will comprise "studios, single and doubles" and how these assisted living units comply with
the Long Term Care LUC definition.
RESPONSE: A note has been placed on the Site Plan stating the following:
“ No dwelling units are permitted with this project. This plan provides (23) Memory Care
units that are designated as Nursing Care Facility, and 55 Assisted Living units that are
designated as Intermediate Health Care Facility.”
Comment Number: 2 Comment Originated: 09/04/2013
Please provide more detailed context surrounding the site showing existing buildings,
parking and trees, and with line hierarchy that make the elements more understandable.
Refer to civil plan format. We recommend showing the overall site plan at 1:40 to show
more context and a detail sheet of the west portion of the property showing plan
enlargement of wall, fence, landscaping, sections and details.
RESPONSE: As discussed, we will keep the Site plan at 1”=30’ scale and expand the
viewport to better show the context of the area surrounding the site.
Comment Number: 8 Comment Originated: 09/04/2013
Please explore ways to further articulate the fence and wall combination both horizontally
and vertically, and make it more clear on the plans where the fence is going. Make sure the
fencing plan matches between he civil and site plan sheets.
RESPONSE: We have included a detail sheet indicating the wall elevation, section and
plan view.
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 09/04/2013
The landscape plan needs to be reformatted. Plants are not readable at 1:30. Tree labels
at tree centers are not readable and are awkard at 90 degrees. The smaller plant list
symbols are not readable. The evergreen tree key code is too small to be readable. The
shade tree key code at the center of the symbol makes the plans difficult to read and there
is no center trunk demarcation.
RESPONSE: The landscape symbols have been revised to read better.
Comment Number: 4 Comment Originated: 09/04/2013
More evergreen trees need to be incorporated into the foundation planting around the
building as well as along the top and bottom of the retaining wall. See redlines for minor
comments.
RESPONSE: We have added the evergreen trees per your redlines. In addition, we have
relocated and added additional Spruce evergreen trees adjacent to the retention pond on
the west as discussed in neighborhood meeting on September 23, 2013.
Comment Number: 5 Comment Originated: 09/04/2013
Label existing trees and add/or add them to the legend. Show approximate location of
existing trees to the west and north for context, it appears that there are more than what is
shown.
RESPONSE: The existing trees have been put on a legend and the additional existing trees
are now shown on the plans.
Topic: Site Plan
Comment Number: 6 Comment Originated: 09/04/2013
Please show materials, color and design details for the retaining wall. Coordinate with the
utility plans and label approximate height of the wall at various locations for informational
purposes.
RESPONSE: We have included a detail sheet indicating the wall elevation, section and
plan view. All of the spot elevations and wall height labels are indicated.
Comment Number: 7 Comment Originated: 09/04/2013
Dash in on the building footprint areas that are one story vs. two story. Also show the
demarcation between memory care and the rest of the building.
RESPONSE: Added.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/04/2013
09/04/2013: The northernmost driveway out to Lochwood Drive needs to lineup with the
driveway across the street.
RESPONSE: Drive has been moved back north as requested.
Comment Number: 3 Comment Originated: 09/04/2013
09/04/2013: The geotech report indicated the presence of high groundwater and the need
to dewater the site along with the installation of an underdrain system. The implementation
of an underdrain system should indicate an outfall design for the underdrain system on the
construction plan set. There is a concern that if the outfall for the underdrain system is not
specified at this time and designed for, the outfall may discharge in manner that's of
negative impact such as spilling onto public sidewalk, or creating a landscape area that's
saturated with water.
RESPONSE: The Preliminary Geotechnical Report was not based on the final site
design and grading concept. The need for an underdrain system shall be
confirmed prior to final construction documents. In the interim, the Grading Plan
now reflect the approximate location of the underdrain outfalls, if needed.
Comment Number: 4 Comment Originated: 09/04/2013
09/04/2013: To the extent that the geotech report indicates the presence and concern of
high groundwater, are the proposed LID measures going to implement underdrain systems
beneath them? It seems that the drainage report and geotech report don't cross reference
each other with regards to their findings and recommendations. Shouldn't the geotech
report provide some analysis on the site's proposed use of LID measures for example and
whether the porous pavers are able to infiltrate without interference from groundwater?
RESPONSE: The final geotechnical report will provide additional guidance relative
to the LID measures.
Comment Number: 5 Comment Originated: 09/04/2013
09/04/2013: A plat was not found in my submittal documents for review. Was one
submitted?
RESPONSE: A preliminary plat is provided with this resubmittal
Comment Number: 6 Comment Originated: 09/04/2013
09/04/2013: The plans should be specifying the amount of parkway strip being proposed
along Lochwood Drive.
RESPONSE: The parkway strip has been dimensioned.
Comment Number: 7 Comment Originated: 09/04/2013
09/04/2013: The construction plans in addition to specifying the amount of parkway strip
along Lochwood Drive, should be providing a typical cross-section along Lochwood Drive to
indicate curb and gutter type, parkway measured from the face of curb, and detached
sidewalk width.
RESPONSE: A typical section has been added as requested.
Comment Number: 8 Comment Originated: 09/04/2013
09/04/2013: The construction plans should be showing the removal of the existing attached
sidewalk/hollywood curb where detached sidewalk is being installed and show proposed
patching along Lochwood Drive for the installation of the new (presumably vertical) curb and
gutter. Add the City's standard note regarding limits of street repair: Limits of street cut are approximate. Final
limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with
City street repair standards.
RESPONSE: The typical section reflects the approximate location of the sawcut
and the standard City note has been added. The final plans will include a
Demolition Plan to more clearly show the limits of all removals
Comment Number: 9 Comment Originated: 09/04/2013
09/04/2013: The access ramp at the corner of Lochwood Drive and Horsetooth Road leads
to the middle and isn't directional. With the removal of the hollywood curb and gutter
needing to be brought to the access ramp, the access ramp should be rebuilt to be
directional (facing east) meeting City standards.
RESPONSE: The existing curb return and handicap are noted to be removed and
replaced with a direction ramp as requested.
Comment Number: 10 Comment Originated: 09/04/2013
09/04/2013: Please correct the spelling of Lochwood Drive on the site plan, and provide
street name labels on the landscape plan.
RESPONSE: Lochwood has been corrected.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/19/2013
08/19/2013: The project owes and additional $122.50 for the TDRF for PDP. The site
acreage was miscalculated. This can be paid at the time of final payment after hearing.
RESPONSE: We will provide the additional fee, plus what we owe now that we have a plat.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/04/2013
09/04/2013: At time of final plan submittal, please include a detailed species description of
the Arkansas Valley seed mix, including the rates of seed mix to be applied.
RESPONSE: We have added to plan as requested.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 09/06/2013
09/06/2013:
If there will be any street lights then show locations on landscape plan and provide tree
separation of 40 feet for shade trees or 15 feet for ornamental trees.
RESPONSE: Street lights have been added per Light and Power on the west side of
Lochwood in two locations. Trees are within the required 40 foot separation.
Comment Number: 2 Comment Originated: 09/06/2013
09/06/2013:
If there are any existing trees on the site schedule an meeting with The City Forester to
review and inventory.
RESPONSE: We had a meeting with the City Forester on 9.19.13. We have provided a
summary of the meeting to the City Planner and the Forrester. There are no existing trees
within the project boundary. Specific trees adjacent to the northern property boundary were
discussed (condition and protection).
Comment Number: 3 Comment Originated: 09/06/2013
09/06/2013: Will any off-site trees be impacted by proposed construction?
RESPONSE: It was determined the demolition of the existing sidewalk or the construction of
the driveway will not impact the existing off-site trees. In addition, a note was added to the
landscape notes that states that over excavation will not be permitted during the removal of
the existing sidewalk per the City Forester.
Comment Number: 4 Comment Originated: 09/06/2013
09/06/2013: Tree protection note # 7 does not seem to apply and may not be needed.
RESPONSE: Tree protection note #7 has been revised per direction from the City Forester
that states the following: “Pruning of any off-site trees that have canopy that extends over
the project shall only occur based on an evaluation and recommendation of a private ISA
certified arborist and with the approval of the adjacent property owner or their designated
representative. Tree pruning shall be by a business that holds a current City of Fort Follins
arborist license.”
Comment Number: 5 Comment Originated: 09/06/2013
09/06/2013: Consider using lanceleaf cottonwood or plains cottonwood in place of the
narrowleaf cottonwood. The narrowleaf cottonwood produces and abundance of root
suckers that can causes maintenance problems.
RESPONSE: Narrowleaf Cottonwood has been replaced with Lanceleaf Cottonwood.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/19/2013
08/19/2013: The electric transformer will likely be 84" wide x 73" deep. In addition, a
minimum of 3 feet unobstructed clearance is required on the back and two sides, and 8 feet
in front of the transformer. It is not clear on the utility plan if there is adequate space for the
transformer.
RESPONSE: We have verified that the required clearances are available on all
sides of the transformer.
Comment Number: 2 Comment Originated: 08/19/2013
08/19/2013: The developer will need to coordinate power requirements and electric
development charges with Light & Power Engineering (970)221-6700.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 08/19/2013
08/19/2013: After plans are final, please send an AutoCad (version 2008) of the site/utility
plan to Terry Cox at TCOX@FCGOV.COM.
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 08/19/2013
08/19/2013: A landscape plan showing planned streetlights was sent to the landscape
architect on Aug. 19, 2013. These lights need to be shown on the landscape plan and
street tree locations adjusted to provide a minimum of 40 feet between trees and lights (15
feet if tree is an ornamental type).
RESPONSE: Street lights added per redline. Trees are within the required 40 foot
separation.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 09/03/2013
09/03/2013: 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. 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
RESPONSE: We acknowledge and will schedule an on-site inspection with PFA at the time
of core/shell rough-in. If the test determines that a communication system is not
satisfactory to PFA, an amplification system shall be designed and installed per PFA
requirements.
Comment Number: 2 Comment Originated: 09/03/2013
09/03/2013: FIRE ACCESS FOR STRUCTURES EXCEEDING 30' (OR THREE OR MORE
STORIES) IN HEIGHT
In order to accommodate aerial fire apparatus access (ladder trucks), required fire lanes
shall be 30 foot wide minimum on at least one long side of the building. At least one of the
required access routes meeting this condition shall be located within a minimum of 15 feet
and a maximum of 30 feet from the building, and shall be positioned parallel to one entire
side of the building. 2006 International Fire Code Appendix D; Poudre Fire Authority
Administrative Policy 85-5
This code requirement is not currently being met with the current site plan and further
discussion is needed.
RESPONSE: As discussed, a 30 foot wide fire lane has been provided on the
north side of the building and on the east side we were able to provide a 28 foot
wide fire lane.
Comment Number: 3 Comment Originated: 09/03/2013
09/03/2013: HYDRANT PLACEMENT
The relocation of the hydrant on the SE corner of the building, shall be reviewed in future
plans submittals. One additional hydrant on the west side of the building is also needed.
RESPONSE: Acknowledged. A new fire hydrant has been added to the north side
of the building. This location is to the east of the building and is to be verified by
PFA.
Comment Number: 4 Comment Originated: 09/03/2013
09/03/2013: FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire
department connections shall be located on the street side of buildings, fully visible and
recognizable from the street or nearest point of fire department vehicle access. The location
of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2
RESPONSE: Acknowledged.
Comment Number: 5 Comment Originated: 09/03/2013
09/03/2013: 2012 IFC CODE ADOPTION
Please be advised the Poudre Fire Authority and the City of Fort Collins are currently in the
process of reviewing the 2012 International Fire Code in preparation for its adoption in 2014.
Building plan reviews shall be subject to the adopted version of the fire code in place at the
time of plan review submittal and permit application.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/27/2013
08/27/2013: The site disturbs more than 10,000 sq-ft and in a sensitive area, therefore
Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of Volume 3
Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet
requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow
/ Security Calculation. If you need clarification concerning this section, or if there are any
questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
RESPONSE: Acknowledged
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/03/2013
09/03/2013: Please provide quantity and quality detention calculations in the drainage
report to verify capacities.
RESPONSE: Quantity and Quality calculations are now reflected in the drainage report.
Comment Number: 3 Comment Originated: 09/03/2013
09/03/2013: Both detention ponds need to have spillways directed to the major swale.
RESPONSE: Spillways have been indicated on the plans as requested. Detailed
calculations will be provided with the Final Drainage Report.
Comment Number: 4 Comment Originated: 09/03/2013
09/03/2013: Please document on an exhibit what land area is being treated by a LID
technique.
RESPONSE: An exhibit has been added to the Preliminary Drainage Report
reflecting the areas being treated by each LID.
Comment Number: 5 Comment Originated: 09/03/2013
09/03/2013: The site is quite high. Lowering the site a foot or two would be desired.
RESPONSE: The site grades are dictated by the existing grades at the south
entrance off of Lochwood Drive.
Comment Number: 6 Comment Originated: 09/03/2013
09/03/2013: The retaining wall will require a building permit.
RESPONSE: Acknowledged.
Comment Number: 7 Comment Originated: 09/04/2013
09/04/2013: Please provide a maintenance agreement for the swale that is shared by the
two properties. If an agreement cannot be formalized, please provide a maintenance
obligation within the drainage report that lays out the responsibilities of the Developer.
RESPONSE: The Developer is in discussions with the adjacent HOA and will formalize any
required maintenance obligation pursuant to the terms of the recorded drainage easement.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 09/03/2013
09/03/2013: There is a line over text issue on sheet EL-1. See redlines.
RESPONSE: This item has been corrected on the enclosed new sheet EL-1.
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 09/03/2013
09/03/2013: Please change the index on sheet 1 to read "Drainage & Erosion Control Plan"
for the sheet 4. See redlines.
RESPONSE: The sheet index has been corrected.
Comment Number: 3 Comment Originated: 09/03/2013
09/03/2013: There are line over text issues on sheets UT (2 of 4), GR (3 of 4) & DR (4 of 4).
See redlines.
RESPONSE: Plans have been updated.
Comment Number: 4 Comment Originated: 09/03/2013
09/03/2013: Please rotate the street names marked on sheet DR (4 of 4) 180 degrees to
read from the right side of the plan sheet. See redlines.
RESPONSE: Plans have been updated.
Topic: General
Comment Number: 5 Comment Originated: 09/03/2013
09/03/2013: Why is there not a Subdivision Plat included for this project? This project is on
an unplatted piece of property.
RESPONSE: A Plat is being provided with the resubmittal.
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 09/03/2013
09/03/2013: There are line over text issues on sheet 2. See redlines.
RESPONSE: Issue resolved. The line over text issues have been revised.
Comment Number: 7 Comment Originated: 09/03/2013
09/03/2013: Please mask all text that is within hatched areas on sheet 2. See redlines.
RESPONSE: All text within hatched areas has been removed.
Topic: Lighting Plan
Comment Number: 8 Comment Originated: 09/03/2013
09/03/2013: Please add a north arrow & scale to sheet PTP1. See redlines.
RESPONSE: Acknowledged and updated on resubmittal.
Topic: Site Plan
Comment Number: 9 Comment Originated: 09/03/2013
09/03/2013: Please rotate the street names marked on sheet 1 180 degrees to read from
the right side of the plan sheet. See redlines.
RESPONSE: Fixed.
Comment Number: 10 Comment Originated: 09/03/2013
09/03/2013: There are line over text issues on sheet 1. See redlines.
RESPONSE: Fixed.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 09/04/2013
09/04/2013: The north access should align with the northern access of the daycare center,
per LCUASS requirements.
RESPONSE: Access has been moved to line up with daycare access..
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 09/03/2013
09/03/2013: TIS is accepted.
RESPONSE: Thank you.
Comment Number: 2 Comment Originated: 09/04/2013
09/04/2013: A west bound right turn lane is needed in the existing condition per Figure 8-4,
LCUASS, and this project adds traffic to that right turn. As such this project has a
responsibility to construct a west bound right turn lane on Horsetooth at Lochwood. Traffic
staff recognizes the addition of such turn lane would also cause the removal of numerous
large existing trees and therefore would suggest the applicant submit a variance request to
remove the responsibility of constructing the right turn lane.
RESPONSE: A variance request is being submitted for your consideration.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 09/03/2013
09/03/2013: Label sewer service clean-outs in paved areas "traffic-rated".
RESPONSE: Clean-outs have been labeled as requested.
Topic: General
Comment Number: 3 Comment Originated: 09/03/2013
09/03/2013: Show/label curb stop on the 2" water service.
RESPONSE: The curb stop is now labeled.
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 09/03/2013
09/03/2013: Adjust plantings to provide the required separation distances from water/sewer
lines.
RESPONSE: The plans have been adjusted to provide the required separation distances
from water/sewer lines.
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2013
08/20/2013: Need further clarification of the use. If the units have kitchens, and if they
aren't classified as an 'independent living facility' per the definition of Long Term Care
Facility in Article 5 of the Land Use Code, then the building is considered a multi-family
dwelling. The parking requirements for multi-family are much greater. i.e. if all 78 units are
studios or one bedroom, then a minimum of 117 parking spaces are required.
RESPONSE: A note has been placed on the Site Plan stating the following:
“ No dwelling units are permitted with this project. This plan provides (23) Memory Care
units that are designated as Nursing Care Facility, and 55 Assisted Living units that are
designated as Intermediate Health Care Facility.”
Topic: Site Plan
Comment Number: 2 Comment Originated: 08/20/2013
08/20/2013: Handicap parking stalls shouldn't be parallel parking spaces. If the HC person
is on the drivers side and needs to remove a wheel chair from the back seat, the driver's
side doors will be open into the drive aisle for a longer than normal period of time. That
would create an unsafe condition.
RESPONSE: Parking stalls have been relocated across the drive aisle.
Comment Number: 3 Comment Originated: 08/20/2013
08/20/2013: Provide a detail drawing of the trash enclosure.
RESPONSE: Provided with resubmittal
Comment Number: 4 Comment Originated: 08/20/2013
08/20/2013: Show some building dimensions on the site plan.
RESPONSE: Dimensions added.