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HomeMy WebLinkAboutELDERHAUS ADULT DAY PROGRAM - MAJOR AMENDMENT - MJA140004 - CORRESPONDENCE - REVISIONS1 of 8 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 17, 2014 Jim Brannan SPC, INC 1209 ST. CROIX PLACE Fort Collins, CO 80525 RE: Elderhaus Adult Day Program Major Amendment, MJA140004, 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, Rebecca Everette, at 970-416-2625 or reverette@fcgov.com. Comment Summary: Department: Planning Services Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: Please show any trees to be added for mitigation of those to be removed. Keep in mind the minimum species diversity requirements in LUC 3.2.1(D)(3) when selecting species for mitigation trees. Replacement material will comply with the Land Use Criteria Comment Number: 3 Comment Originated: 10/14/2014 10/14/2014: Mitigation trees and additional landscaping should be located in high visibility areas, along property lines to provide screening from adjacent uses (e.g., along the west property line), or to break up long stretches of parking (e.g., western side of parking lot). Shrub beds have been included along the westerly parking row. An intermediate landscape island has Been inserted to reduce the number of consecutive spaces. Comment Number: 4 Comment Originated: 10/14/2014 10/14/2014: Please identify lawns, native grasses, or other planted and/or non-impervious areas on the landscape plan (see redlines). All have been noted & identified with a graphic symbol. Comment Number: 5 Comment Originated: 10/14/2014 10/14/2014: Six percent of the interior space of the parking lot should be landscaped area, per 2 of 8 LUC 3.2.1(E)(5). Please show calculations for landscaping within the parking area to confirm that this standard is met. Provide additional landscaping to meet the requirement, if needed. Interior Parking lot landscaping is 4600 SF of 42,473 SF of parking = 10.8%. Meeting the criteria Comment Number: 6 Comment Originated: 10/14/2014 10/14/2014: Please show the existing trees along the driveway, even though they are off-site. Exisiting plant material on & off site have been added to the Site/Landscape Plan. Topic: Lighting Plan Comment Number: 10 Comment Originated: 10/14/2014 10/14/2014: Please provide photos of the existing outdoor lighting fixtures on the site to ensure they meet the requirements of LUC 3.2.4(D). Light sources should be fully shielded and down-directional to minimize light spillage. Light fixtures are illustrated on attachment to our comments. Parking lot light fixtures comply and Existing pedestrian bollards are included. Topic: Planning Objectives Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: The adult day/respite care center will be considered a secondary use in the MMN zone district. Per LUC section 4.6(D)(2), we need a description of how this proposal contributes to the overall mix of land uses within the surrounding area. Please see narrative attachment. Topic: Site Plan Comment Number: 7 Comment Originated: 10/14/2014 10/14/2014: It appears that 6 bicycle parking spaces are provided on-site. Please include this in the Land Use Data section of the site plan. Referenced. Comment Number: 8 Comment Originated: 10/14/2014 10/14/2014: The vehicle parking provided on-site exceeds the maximum allowed for similar uses. We can look at options for meeting the requirement or consider alternative compliance (See LUC 3.2.2(K)(3)). Some of the existing parking could be removed from the site plan, e.g., along the western side of the property. The application of access & emergency easements has significantly impacted the on-site parking count on The west and an intermediate landscape island has been inserted along the west side. Comment Number: 9 Comment Originated: 10/14/2014 10/14/2014: See redlines for text edits in the notes and land use data. Completed. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: Is the non-exclusive easement that is referenced on the plat existing or proposed? If this easement exists please include the reference number that was assigned when it was recorded. If proposed, it appears that it falls outside of the property that is to be platted as part of this project (6815 S College Ave). This easement will need to be dedicated by separate document by the property owner. There is a separate process and fee to dedicate easements by separate document. You can contact me for additional information on the process to 3 of 8 dedicate easements by separate document or visit http://www.fcgov.com/engineering/devrev.php Easements are represented on the Plat for dedication. Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: An access easement will need to be dedicated on the property (lot 1) to comply with the South College Avenue Access Control Plan. This easement is needed along northern and western boundary of the property for future cross connectivity to adjacent parcels. It may make sense to dedicate the access easement in relation to the drive lanes that exist through the parking lot. Please see site plan redlines for an access easement that would meet the intent of the South College Ave Access Control Plan. Easements are represented on the Plat & site plan consistent w/ staff recommendations. Comment Number: 3 Comment Originated: 10/14/2014 10/14/2014: See redlines on the plat for additional comments. A few of the notes need to be revised or removed. Please contact me if you have any questions after reviewing my redline comments on the plat. Completed Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2014 10/15/2014: The Loudon ditch runs underground through this property and is therefore not serving as a wildlife corridor in this area. Thus, no comments from Environmental Planning on this proposal. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: Please add these two notes to the tree inventory landscape plan: 1. Future pruning of existing trees shall be by a business that holds a current City of Fort Collins Arborist License where required by City code. Inserted. 2. All existing trees not shown to be removed shall be retained and protected. Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: Tree number 46 should have its mitigation changed to 0 due to the impact that this tree could cause to the building and foundation. Corrected. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review 4 of 8 Comment Number: 1 Comment Originated: 10/10/2014 10/10/2014: Building Permit Pre-Submittal Meeting 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: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. 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. Elderhaus – project specific concerns: 1. Fire-sprinkler systems are required if adult day-care is provided on any building level except the 1st floor. 2. This must go through a change of occupancy process. City of Fort Collins Building Services Plan Review 416-2341 Department: Outside Agencies Contact: Terry W. Farrill, P.E. Topic: General Comment Number: 1 Comment Originated: 10/14/2014 5 of 8 Fort Collins-Loveland Water District / South Fort Collins Sanitation District: 10/14/2014: The District requires a Reduced Pressure Principle Back-Flow-Prevention-Device (RP Device) on the fire line and the domestic water service. The RP devices are to be located near the porperty line along U.S. Highway 287. The existing double check valve and vault are to be removed. Note included on site Plan Comment Number: 2 Comment Originated: 10/14/2014 Fort Collins-Loveland Water District / South Fort Collins Sanitation District: 10/14/2014: The District will require a grease trap/interceptor on the sanitary sewer service. Note included on Site PLan Comment Number: 3 Comment Originated: 10/14/2014 Fort Collins-Loveland Water District / South Fort Collins Sanitation District: 10/14/2014: The District's Industrial Pretreatment Business Questionnaire needs to be completed and submitted to the district. The Questionnaire can be obtained by email by contacting Terry Farrill, District Engineer, at tfarrill@aol.com. Please do not hesitate to contact me at 226-3104, ext. 104 if you have any questions or require additional information. Completed Questionnaire Attached with re-submittal documents. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 10/13/2014 10/13/2014: Major Amendment comments are consistent with prior Conceptual Review comments dated 3/10/2014. Comment Number: 2 Comment Originated: 10/13/2014 10/13/2014: FIRE LANE SPECIFICATIONS The submitted material does not clearly delineate the limits of the fire lane nor does available information appear to meet minimum requirements. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be dedicated and noted on the plat as an Emergency Access Easement (EAE) with boundaries and limits of the easement clearly labeled. > Minimum width of EAE to be 20 foot throughout and maintained unobstructed at all times with 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface > Fire lanes must be capable of supporting 40 tons (80,000 lb) throughout. The 54,000 lb rating of the metal culvert would not meet minimum requirements. The engineer's stamped letter of approval may be revised and resubmitted if the culvert can be reassessed to carry 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside (20' wide). Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. 6 of 8 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Designations illustrated and cross referenced on the plat. Comment Number: 3 Comment Originated: 10/13/2014 10/13/2014: WATER SUPPLY The submitted plans reference a "yard hydrant" approximately 350' from the building. More information is required. Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Designation was from Prior project documentation. Hydrant designation has been made. IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Comment Number: 4 Comment Originated: 10/13/2014 10/13/2014: PREMISE IDENTIFICATION 2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Details of the monument sign shall be submitted for review and approval. Facility identification has been installed. Comment Number: 5 Comment Originated: 10/13/2014 10/13/2014: FIRE SPRINKLER SYSTEM A review of the existing sprinkler plan may be required. System alterations and upgrades require a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo at 970-416-2868 to discuss your needs or determine need for a system evaluation. Reviews will be made in the remodeling phase. Comment Number: 6 Comment Originated: 10/13/2014 10/13/2014: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New and existing buildings require a fire department, emergency communication system evaluation. 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. 2012 IFC 1103.2; Poudre Fire Authority Bureau Admin Policy #07-01 10/17/2014: As a follow-up from Wednesday's staff meeting, as the fire marshal has been out of the office, I've not yet met with him to confirm if a radio communication test will be required for this building, although to clarify, the newly adopted code has this requirement. This does not in any way prohibit you from proceeding with the development review process. The comment was provided to you for informational purposes at this stage. The final determination will be part of the tenant finish review. Comment Number: 7 Comment Originated: 10/13/2014 10/13/2014: GROUP I-4 OCCUPANCIES REQUIREMENTS 7 of 8 > IFC 907.2.6: MANUAL FIRE ALARM. A manual fire alarm systems that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group I occupancies. An automatic smoke detection system that activated the occupant notification system in accordance with Section 907.5 shall be provided in accordance with Sections 907.2.6.1, 907.2.6.2 and 907.2.6.3.3. > IFC 1103.4.1: VERTICAL OPENINGS. In Group I occupancies, interior vertical openings connecting two or more stories shall be protected with 1-hour fire resistance-rated construction. > IFC404 & 405: FIRE SAFETY & EVACUATION DRILLS. An approved fire safety and evacuation plan shall be prepared and maintained for Group I occupancies and be practiced per Table 405.2. > Tenant finish plans to be submitted for I-4 exiting compliance and further comment. Remodel phase documentation will be provided for further review. Comment Number: 8 Comment Originated: 10/13/2014 10/13/2014: KEY BOXES REQUIRED Update Knox Box keys as needed. Request will be made during the remodel phase. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2014 10/15/2014: If no site work is required, than no Stormwater requirements apply. No Site Work is being performed Comment Number: 2 Comment Originated: 10/15/2014 10/15/2014: If site work is performed, the City requires the site to provide water quality mitigation to the extent reasonably feasible. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 1 Comment Originated: 10/01/2014 10/01/2014: The legal description does not match the plat. See redlines. Corrected Comment Number: 2 Comment Originated: 10/01/2014 10/01/2014: A full review will take place when the Plat is submitted following the City’s submittal requirements. Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Changes have been completed Topic: Site Plan Comment Number: 3 Comment Originated: 10/01/2014 10/01/2014: There are line over text issues. See redlines. Modified. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 8 of 8 Topic: General Comment Number: 1 Comment Originated: 10/14/2014 10/14/2014: We'll need to estimate both previous traffic at the property and proposed traffic at the property - both daily traffic and peak hour traffic. Then we'll need to coordinate with CDOT to see if a change in use permit for the access to US287 is needed. We can help facilitate that coordination once we have some traffic numbers from the applicant. Refer to re-submittal narrative for Elderhaus provided traffic data Topic: Site Plan Comment Number: 2 Comment Originated: 10/14/2014 10/14/2014: Does the access meet sight distance requirements? Existing conditions are compliant with Site Distance Criteria. Existing monuments are 18 FT. from flow Line, right & left hand lines of site exceed minimum requirements Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/02/2014 10/02/2014: Landscaping seems sparse along the west property line. Depending on whether screening type plants or taller trees are preferred please check with Lindsey Ex on native species. This would be infill between tree 3 and tree 6 and around tree 8. Shrub beds have been illustrateded in two locations along the west boundary. Comment Number: 2 Comment Originated: 10/02/2014 10/02/2014: The parking along the west property is long and should be broken up with a landscape island. Consider the parking space in front of tree 5 as the island blending in with the crabapple. The landscape island has been shown on the plans. Comment Number: 3 Comment Originated: 10/02/2014 10/02/2014: Similar to the first comment the north property around the "existing structure" should also be landscaped with a minimum of three acceptable trees. Again consider native trees if for screening purposes. This applicable to the s-e corner of the property also. Comment Number: 4 Comment Originated: 10/02/2014 10/02/2014: What is the ground cover in these areas referred to above? Please label. All ground cover has been illustared & noted on the plan. Topic: Site Plan Comment Number: 5 Comment Originated: 10/02/2014 10/02/2014: How will trash be enclosed/stored? No trash enclosures are shown. Trash enclosures should meet LUC 3.2.5. Enclosure confirmed & located on the plan.