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HomeMy WebLinkAboutWINDSONG AT ROCK CREEK - PDP - PDP150024 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING November 18, 2015 Windsong at Rock Creek Conceptual Review Response Letter Re: Harmony Technology Park ‐ Long‐Term Care Facility Description of project: This is a request to construct a long‐term care facility on Parcel C of the Harmony Technology Park (parcel #8604000003). The building will be approximately 38,303 sq. ft. and will contain a 64‐bed memory care facility. There will be 51 parking spaces provided to serve the project. The parcel is located in the Harmony Corridor (HC) zone district. This proposal will be subject Planning & Zoning Board (Type II) review. Comment Summary: Department: Zoning Contact: Gary Lopez, 970‐416‐2338, glopez@fcgov.com 1. There are no street trees shown on Rock Creek Dr. If these cannot be placed in the parkway, they could go between the sidewalk and the property line if possible. Or provide for a wider parkway to accommodate the street trees. Street trees have been proposed for the parkway along Rock Creek Drive. 2. A row of parking south and east of the building appears to have 16 parking spaces each without breaking up with a landscape island. A modification may have to be sought. The parking layout has been modified so that there are no longer 16 stalls in a row. 3. The Land Use Code requires the building to be built to the corner of the property. Please see the comments from Planning regarding compliance with this standard and the allowable exceptions. Based on the site revisions provided to the city, as referenced in planning comments 16, 17, and 18, we understand the current design to be an allowable exception to the build‐to requirement in the Land Use Code. 4. The shared access drive should include pedestrian access/connection. Pedestrian access connection has been added along the shared access drive. Department: Water‐Wastewater Engineering Contact: Shane Boyle, 970‐221‐6339, sboyle@fcgov.com 1. Existing water mains in the area include a 12 inch main in Ziegler, a 24 inch main in Technology Parkway, an inactive 24 inch main in Rock Creek Drive, and a newly constructed 12 inch main in Precision Drive. Existing sewer mains in the vicinity include a 30 inch main in Ziegler located near the northwest corner of the site. So noted. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING 2. It will be a requirement of this development to complete the water main loop from Ziegler to Rock Creek Drive, as this is located along the street frontage for this development. The developer’s requirement is to install a 12 inch main so the difference in cost between the 12 inch main and the 24 inch main can be paid to the developer through a developer repay. Construction of the 24” main in Rock Creek is noted and shown on PDP documents. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards So noted. 3. Development fees and water rights will be due at building permit. So noted. Department: Traffic Operations Contact: Martina Wilkinson, 970‐221‐6887, mwilkinson@fcgov.com 1. The anticipated traffic volume from this development will be close to meeting the threshold for a Traffic Impact Study (memo level only). Given the questions about access, movement type, turn lanes etc. a traffic memo will be needed to provide answers. A traffic memorandum prepared by Delich Associates has been provided with this PDP submittal. This Memo discusses the access, distance, movement, and turn lane aspects for the project. 2. Access spacing requirements will need to be reviewed. So noted. The Traffic Memo discusses findings on this topic. 3. The western access will not likely be able to be a full movement access given the proximity to Ziegler. The westerly access is proposed as a right‐in, right‐out and meets the required distance, both from Ziegler Road and the easterly shared access drive. 4. The need for a left turn lane into the property will need to be evaluated. The need for a left turn lane is not triggered by this project at either access, but because the easterly drive will provide limited access to several other sites, Windsong will restripe Rock Creek Drive with an eastbound left turn lane to the shared easterly drive. 5. The internal circulation may require people to exit back out on Rock Creek if one portion of the parking lot is full. Providing circulation internal to the property would be best. The internal entry drive at the front of the building has been designed to allow vehicles to return to the parking area without exiting the site onto Rock Creek Drive. 6. Transportation planning would like to see a sidewalk on the eastside driveway from Rock Creek to the building. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING A sidewalk has been added in this area. Department: Stormwater Engineering Contact: Shane Boyle, 970‐221‐6339, sboyle@fcgov.com 1. A drainage report, 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 report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224‐6015 or jschlam@fcgov.com. Grading and drainage plans, and a drainage and erosion control report have been prepared by a professional engineer and have been included at a preliminary level with this PDP application. 2. The design for this site must conform to the approved Harmony Teck Park drainage plan. Adequate drainage infrastructure, including conveyance to the downstream regional pond, outlet structure design and sizing, adequate volume in the existing pond, etc. must be verified or constructed with this project. The drainage infrastructure for this site adheres to the requirements set by the City of Fort Collins and is in substantial conformance with the Harmony Technology Park Master Drainage Plan. The owner of the Windsong Project has been notified by the current property owner, MAV, that the current owner’s preference is for detention and water quality to be handled on each development’s site and that no regional pond is intended to be built on the south portion of HTC, Parcel C. Thus, the attached Preliminary Drainage Study includes analyses for on‐site detention and water quality. The outfall pipe to be constructed by MAV/property owner’s association will be extended to the southeast corner of the Windsong site prior to construction of on‐site facilities. This outfall pipe will be in a recorded drainage easement and will connect to the existing at grade inlet at the northwest corner of Technology Parkway and Rock Creek Drive. The ultimate outfall is in compliance with the Park’s Master Plan. 3. 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 for 50% of the new impervious area and 25% of new paved areas must be pervious. More information and links can be found at:http://www.fcgov.com/utilities/what‐we‐do/stormwater/stormwater‐quality/low‐impact‐development LID requirements are being met and are provided in this submittal. 4. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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 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 Manual. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING So noted. 5. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. The proposed site drainage conforms to the above stated Plan and Manual. Department: Fire Authority Contact: Jim Lynxwiler, 970‐416‐2869, jlynxwiler@poudre‐fire.org 1. FIRE LANES Fire access is required to within 150' of all portions of the building. Fire access cannot be measured from an arterial road. An Emergency Access Easement will be required on the property. Details of the "Fire Access Only" drive need to be submitted for review and approval before a determination that code compliance has been achieved. Code language and fire lane specifications provided below. “Fire Access Only” drive aisles will be submitted for review and approval prior to a full determination that Code language has been met. A meeting with Jim Lynxwiler was held and the determinations produced by that meeting have been implemented on this PDP submittal set and can be found in more detail below. Please note that we have verified that we meet this requirement of 150 feet without the use of arterial road. Please note that we are going to be providing a full NFPA 13 sprinkler system in accordance with section 903.3.1.1. IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 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, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire‐sprinkler system. Windsong’s fire lanes, dedicated “Emergency Access Easements” and hydrant locations have been coordinated with PFA. A meeting with Jim Lynxwiler was held and the determinations produced by that meeting have been implemented on this PDP submittal set and can be found in more detail below. FIRE LANE SPECIFICATIONS 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 designated on the plat as an Emergency Access Easement.  Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.  Be designed as a flat, hard, all‐weather driving surface capable of supporting 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. Turning radii shall be detailed on submitted plans.  Be visible by painting and/or signage, and maintained unobstructed at all times. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING  Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. 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. So noted. A meeting regarding the Windsong Emergency Access and Fire Hydrant requirements, stemming from PFA review of our Conceptual Site Plan yielded the following: No porte cochere accessibility was desired, maneuverability around the on‐site roundabout was not desired, the full length of the two east/west drive aisles would need Emergency Access Easements, the westerly access would need an Emergency Access Easement, the shared drive on the east would need an Emergency access Easement and the northwest parking area needs to provide an easement to the north. One on‐site fire hydrant is required at the northeast corner of our site. All of these easements may be found on the Preliminary Plat drawings. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Fire hydrants on the opposite side of an arterial road are considered out of access. 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. PFA determined that a fire hydrant at the northeast corner of this site would be required. This hydrant is shown on the utility plan. 3. FIRE ALARM AND DETECTION SYSTEMS (Group I) 06IFC 907.2.6; IBC 407.2: 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. Please note the requirement for an approved fire alarm and detection systems is understood and we will be providing detailed drawings to the local fire department for permit prior to installation. 4. FIRE SPRINKLER SYSTEM Group I Occupancy: An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. IFC 903.2.5 Please note the requirement for an approved fire sprinkler system is understood and we will be providing detailed drawings to the local fire department for permit prior to installation. 5. PUBLIC‐SAFETY RADIO AMPLIFICATION SYSTEM New buildings 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 Please note that this requirement is understood and we will be adding a note to the construction set prior to submission and will notify the general contractor of this requirement 6. 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 ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING 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. This requirement is understood and we will make sure this is noted on the construction drawings. Department: Environmental Planning Contact: Kelly Kimple, kkimple@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. So noted, lawn has been reduced and occurs only in areas highly visible to the public. The proposed landscaping satisfies the water budget requirements. 2. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. The site is currently vacant and is used for agricultural purposes. No trees, natural system or habitat exist on the site. Please refer to the existing conditions plan. 3. Our city has an established identity as a forward‐thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the:  ClimateWise program: http://www.fcgov.com/climatewise/, contact Melissa Hovey at 970‐221‐6813 or mhovey@fcgov.com  Zero Waste Plan and the Waste Reduction and Recycling Assistance Program  (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970‐221‐6288 or cmtichell@fcgov.com  Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green‐building.php, contact Melissa Hovey at 970‐221‐6813 or mhovey@fcgov.com  Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/?key=advanceplanning/natureinthecity/, contact Justin Scharton at 970‐221‐6213 or jscharton@fcgov.com Please consider the City’s sustainability goals and ways for your development to engage with these efforts. The items above will be reviewed and considered by the development team and the project owner. Department: Engineering Development Review Contact: Sheri Langenberger, 970‐221‐6573, slangenberger@fcgov.com 1. Marc Virata mvirata@fcgov.com or 221‐6567 will be the Engineer assigned to this project. Please contact him if you have further questions regarding the engineering comments or requirements. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING So noted. 2. 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. So noted. 3. 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 So noted. This fee is included with this PDP submittal. 4. 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. 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. So noted. 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 All public improvements designed per the LCUASS. 6. This project is responsible for dedicating any right‐of‐way and easements that are necessary for this project. This shall including the standard utility easements that are to be provided behind the right‐of‐way (15 foot along an arterial, and 9 foot along all other street classifications). So noted, the required utility easements are depicted on the preliminary plat. 7. A 7 foot sidewalk with a 10 foot parkway will need to be provided and constructed along the Ziegler Road frontage and a 5 foot sidewalk and 8 foot parkway will need to be provided and constructed along the Rock Creek frontage. Any additional right‐of‐way needed to accommodate these will need to be dedicated. Off site sidewalk construction may also be needed in order to meet pedestrian connectivity requirements. Noted and provided. 8. Access easements will be required to be provided through the site to provide for cross access with the adjacent parcels. Access easements will be provided as noted. 9. The access points will need to meet access spacing and will need to be shown that they can work in the TIS. The western most access if allowed would need to install a median in Rock Creek and the access would be limited to right‐in right‐out. Does the eastern driveway meet the access spacing requirement from the driveway on the south side of the road – it doesn’t look like it does? The maintenance of median installed in Rock Creek that is needed to control access to this development and installed with this development will be the responsibility of this development. The roadway is a Major Collector in this location and per the standards the spacing between high volume driveways is 200 feet. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING So noted. The TIS addresses all of these items. 10. We would prefer not to see the emergency access off Ziegler Road, but if it is really needed, we will work with PFA to figure it out. So noted. Based on this comment, a meeting with Jim Lynxwiler was held and the determinations produced by that meeting have been implemented on this PDP submittal set. 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. So noted. 12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. So noted. 13. LCUASS parking setbacks (Figure 19‐6) apply and will need to be followed depending on parking design. So noted. 14. In regards 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. So noted. Department: Electric Engineering Contact: Luke Unruh, 9704162724, lunruh@fcgov.com 1. Light and Power has three phase facilities along Rock Creek Dr. that could be utilized to provide power. So noted. 2. Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Transformer must be within 10’ of an asphalt/concrete surface. Pay close attention to the transformer clearances in the Electric Construction Policies, Practices, & Procedures. So noted. Locations are shown on the site plan and utility plan. 3. Development and capacity charges will apply at owner’s expense. So noted. 4. Please provide a one line diagram and a C‐1 form to Light and Power Engineering. The C‐1 form can be found at: http://zeus.fcgov.com/utils‐procedures/files/EngWiki/WikiPdfs/C/C‐1Form.pdf So noted. The requested documents will be provided to Light and Power Engineering. Planning Services ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING Contact: Ted Shepard, 970‐221‐6343, tshepard@fcgov.com 1. The proposed facility is considered a Long Term Care Facility and is permitted in the Harmony Corridor zone, subject to review by the Planning and Zoning Board (Type Two Review.) Also, the proposed use is considered to be a primary use in the H‐C zone and, therefore, is not subject to the limitations applied to secondary uses. Therefore, the use is in compliance with the Harmony Technology Parkway Overall Development Plan, Seventh Amendment, Parcel C, which is designated for primary uses only. So noted. 2. As a Type Two Review, a neighborhood meeting is required. So noted. A neighborhood meeting was held on September 24th, 2015. 3. Ziegler Road is classified as a four‐lane arterial street and is designed to carry between 15,000 and 35,000 vehicle trips per day. Given this volume, and the proposed land use, Staff recommends that the landscaping along Ziegler be designed to attenuate traffic noise for the benefit of your patrons. A dense vegetative screen, with an emphasis on using conifer trees, along Ziegler Road will be needed to buffer the facility from traffic noise. Please consider adding an undulating berm to enhance the landscaping screening. So noted. An undulating berm with reasonably dense landscaping screening featuring coniferous trees is provided to attenuate traffic noise. Additionally, the building incorporates a enclosed yard that will further buffer residents from any potential traffic noise. 4. In addition, street trees, planted between the curb and the detached sidewalk, will be required to be placed on 40‐foot intervals along both public streets. These trees must be kept at least 40 feet from any existing or planned street light. Ornamental trees, however, may be placed to within 15 feet of street lights. Street trees have been proposed that we believe meet this design criteria. 5. Areas of low visual interest, such as the service court, must also be screened. Where space does not permit sufficient landscaping, a solid screen wall must be provided. The screen wall must match the predominant exterior building material. It appears a screen wall will be needed along the north property line along the length of the service court. Walls and evergreen trees and shrubs have been placed adjacent to the trash enclosure and along the property line adjacent to the loading area. 6. A connecting walkway must be provided between Ziegler Road the primary entrance. Two pedestrian entry features have been provided between Ziegler Road and the front and rear entries. 7. The service area will also need to provide an enclosure for trash dumpsters and recycling containers. Please note that it’s illegal to discard cardboard into the trash. Please contact Caroline Mitchell, 970‐221‐6288 who can advise on the number and size of the recycling containers needed for a facility of this size. A trash enclosure is shown on the site plan and details of the enclosure walls are included on the site detail sheet. Sufficient space has been provided for trash and recycling containers. 8. Will there be an outdoor employee break area? Facilities of this size typically have a high number of staff, especially on the day shift. Observing other similar facilities, it appears that without a designated employee break area, staff will find and use an informal area that is usually not intended for such a purpose. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING An employee break area has been provided at the north west corner of the site. The area is provided with a seat wall and evergreen screening. 9. Bike racks must be provided at both the public entrance and the employee entrance. Such racks must be anchored to concrete and not interfere with walkways or landscaping. Bike racks are shown at both entries, the bike rack detail is provided on the site detail sheet. 10. The building features a large south‐facing roof. Has any consideration been given to adding solar collectors? Please contact our Light and Power Department, 970‐221‐6700 for information about integrating private solar electrical generation into the City’s electrical system. So noted. 11. The placement of the electrical transformer must not be located along either the Harmony Road or Rock Creek Drive frontages. Light and Power requires that the transformer be accessible within ten feet from hard surface for emergency change out while, at the same time, must be screened from these two roadways. This may require running primary service for a greater distance in order for placement that is not viewable from the roadway. If, for various reasons, the transformer is located along either of these two streets, then the transformer must be screened with a solid enclosure, meeting the clearance specifications of Light and Power, on all four sides, featuring a gate. The generator and transformer are proposed within the refuse enclosure at the rear of the site. This location is within 10 of a hard surface and fully screens the utilities from the public right of way. Please see the enclosure detail on the site detail sheet for the exact layout. 12. Will there be a designated parking area for the activity van or bus? No reserved parking is currently proposed. 13. At the time of P.D.P. submittal, a context diagram or enlarged vicinity map will be required to show how this site is integrated within larger Harmony Technology Park Overall Development Plan. An exhibit showing the relationship of this project with the approved Overall Development Plan is attached to this response letter as Exhibit A. 14. A plat will be required. A Preliminary Plat has been provided with this PDP submittal. 15. A Lighting Plan will be required. Please note that all fixtures must be fully shielded and down directional. Lighting under the canopy must specifically designated to be flush mount and flat lens. So noted. A lighting plan, photometric plan and cut sheets are provided with this PDP submittal. 16. On August 6, 2015, Staff received a revised site plan. This site plan indicates that the building has shifted closer to the intersection of Ziegler Road and Rock Creek Drive. In addition, a stormwater detention pond is located in the southwest corner of the site, south of the building and west of the internal drive. Further, it is now revealed that an existing irrigation easement is in place on the west side of the site between Ziegler Road and the building. An outdoor plaza is indicated west of the entry canopy between the stormwater detention pond the building’s main entrance. So noted. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING 17. A connecting walkway will be required linking the public sidewalk on Ziegler Road to outdoor plaza and the main entrance. Where this walkway intersects with the public sidewalk, a decorative entry portal must be provided that encourages pedestrian circulation. Pedestrian entry portals have been provided at two locations along the public sidewalk along Ziegler Road. These two locations correspond to the front and rear entries. Details of the bench wall and entry trellis are provided on the site detail sheet. 18. Based on these revisions, along with the aforementioned connecting walkway with entry portal, Staff finds that this revised orientation complies with Section 3.5.3(C)(2)(d) which allows an exception to the build‐to line standards. So noted. 19. The design of the internal drive must accommodate re‐circulation so that if visitors cannot initially find a parking space, access back into the parking lot is available thus avoiding having to exit the site at the westerly driveway. As noted, this driveway exit will be restricted to a right‐in / right‐out only condition due to the median in Rock Creek Drive. So noted. The internal entry drive at the front of the building has been designed to allow vehicles to return back to the parking area without exiting the site onto Rock Creek Drive. 20. At the time of submittal, please provide information about the number of employees on the largest shift. Be sure that there is sufficient parking for employees, visiting professionals and guests. At fully stabilized occupancy (59 units occupied) staffing level on the day shift (the largest shift of the day) would be 22. The standard in the Land Use Code for Long‐Term Care Facilities is .33/bed plus parking for employees on the major shift. With 64 beds and 22 employees, the standard would be 43 spaces. The proposed 51 spaces is sufficient parking for employees, visitors and guests. 21. Staff is concerned about the need for eight‐foot high patio enclosures. Based on experience, eight feet is an excessive height for the security that is needed. At eight feet, the quality of the experience in the patio area is diminished. Patients and guests using the patio do not want to feel walled in but, rather, to enjoy fresh air, outdoor landscaping, and views. Other facilities have automatic alarm systems at exits and gates. Also, at some facilities, patients wear devices that activate alarms should perimeter security be challenged. The applicant is strongly encouraged to find solutions to patio security without having to rely on eight foot high fences or walls. The enclosed yard areas are incorporated into the building design and are not an external element. The exterior grade has been adjusted to incorporate the walls to ensure that from the outside view, the wall is not more than 6’ in height. Please refer to the Wall/Berm Detail sheet. Six‐foot high fences or walls are a security issue as they can be easily climbed by full‐grown adults. Due to the nature of the residents, security is of utmost concern. The proposed design of the outdoor yards mitigates any height issues by breaking up the linear wall with recessed elements and internal landscaping. The proposed design provides the feel of a private courtyard, increases outdoor areas and provides the security required for residents served by this facility. 22. 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. ……………………………………………………………………………………………………………………………………………………………………………… ……………………………………………………………………………………………………………………………………………………………………………… 3150 Kettle Court SE Salem, OR 97301 P 503 399 1090 f 503 399 0565 w lenityarchitecture.com ARCHITECTURE & PLANNING 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. So noted. The required neighborhood meeting was held on September 24th, 2015. 23. 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. So noted. 24. 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. So noted. 25. 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. So noted. 26. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. So noted. 27. 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. So noted. Fees are included with this submittal. 28. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221‐6750. So noted.