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Home My WebLink AboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP - PDP130024 - CORRESPONDENCE -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 Comment Summary: Department: Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: Building Elevations 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. Comment Number: 9 Comment Originated: 09/04/2013 Topic: General 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. Comment Number: 1 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. Comment Number: 2 Comment Originated: 09/04/2013 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. RE: Morningstar Assisted Living & Memory Care, PDP130024, Round Number 1 Page 1 of 8 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. Comment Number: 8 Comment Originated: 09/04/2013 Topic: Landscape Plans 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. Comment Number: 3 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. Comment Number: 4 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. Comment Number: 5 Comment Originated: 09/04/2013 Topic: Site Plan 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. Comment Number: 6 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. Comment Number: 7 Comment Originated: 09/04/2013 Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General 09/04/2013: The northernmost driveway out to Lochwood Drive needs to lineup with the driveway across the street. Comment Number: 2 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. Comment Number: 3 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? Comment Number: 4 Comment Originated: 09/04/2013 Page 2 of 8 09/04/2013: A plat was not found in my submittal documents for review. Was one submitted? Comment Number: 5 Comment Originated: 09/04/2013 09/04/2013: The plans should be specifying the amount of parkway strip being proposed along Lochwood Drive. Comment Number: 6 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. Comment Number: 7 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. Comment Number: 8 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. Comment Number: 9 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. Comment Number: 10 Comment Originated: 09/04/2013 Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General 08/19/2013: The project owes and additonal $122.50 for the TDRF for PDP. The site acreage was miscalculated. This can be paid at the time of final payment after hearing. Comment Number: 1 Comment Originated: 08/19/2013 Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General 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. Comment Number: 1 Comment Originated: 09/04/2013 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans 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. Comment Number: 1 Comment Originated: 09/06/2013 Page 3 of 8 09/06/2013: If there are any existing trees on the site schedule an meeting with The City Forester to review and inventory. Comment Number: 2 Comment Originated: 09/06/2013 09/06/2013: Will any off-site trees be impacted by proposed construction? Comment Number: 3 Comment Originated: 09/06/2013 09/06/2013: Tree protection note # 7 does not seem to apply and may not be needed. Comment Number: 4 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. Comment Number: 5 Comment Originated: 09/06/2013 Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General 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. Comment Number: 1 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. Comment Number: 2 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. Comment Number: 3 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). Comment Number: 4 Comment Originated: 08/19/2013 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 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 Comment Number: 1 Comment Originated: 09/03/2013 Page 4 of 8 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. Comment Number: 2 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. Comment Number: 3 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 Comment Number: 4 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. Comment Number: 5 Comment Originated: 09/03/2013 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 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 Comment Number: 1 Comment Originated: 08/27/2013 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 09/03/2013: Please provide quantity and quality detention calculations in the drainage report to verify capacities. Comment Number: 2 Comment Originated: 09/03/2013 Page 5 of 8 09/03/2013: Both detention ponds need to have spillways directed to the major swale. Comment Number: 3 Comment Originated: 09/03/2013 09/03/2013: Please document on an exhibit what land area is being treated by a LID technique. Comment Number: 4 Comment Originated: 09/03/2013 09/03/2013: The site is quite high. Lowering the site a foot or two would be desired. Comment Number: 5 Comment Originated: 09/03/2013 09/03/2013: The retaining wall will require a building permit. Comment Number: 6 Comment Originated: 09/03/2013 09/04/2013: Please provide a maintenance agreement for the swale that is shared by the two properties. If an agreement can not be formalized, please provide a maintenance obligation within the drainage report that lays out the responsibilities of the Developer. Comment Number: 7 Comment Originated: 09/04/2013 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 09/03/2013: There is a line over text issue on sheet EL-1. See redlines. Comment Number: 1 Comment Originated: 09/03/2013 Topic: Construction Drawings 09/03/2013: Please change the index on sheet 1 to read "Drainage & Erosion Control Plan" for the sheet 4. See redlines. Comment Number: 2 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. Comment Number: 3 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. Comment Number: 4 Comment Originated: 09/03/2013 Topic: General 09/03/2013: Why is there not a Subdivision Plat included for this project? This project is on an unplatted piece of property. Comment Number: 5 Comment Originated: 09/03/2013 Topic: Landscape Plans 09/03/2013: There are line over text issues on sheet 2. See redlines. Comment Number: 6 Comment Originated: 09/03/2013 09/03/2013: Please mask all text that is within hatched areas on sheet 2. See redlines. Comment Number: 7 Comment Originated: 09/03/2013 Topic: Lighting Plan 09/03/2013: Please add a north arrow & scale to sheet PTP1. See redlines. Comment Number: 8 Comment Originated: 09/03/2013 Page 6 of 8 Topic: Site Plan 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. Comment Number: 9 Comment Originated: 09/03/2013 09/03/2013: There are line over text issues on sheet 1. See redlines. Comment Number: 10 Comment Originated: 09/03/2013 Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings 09/04/2013: The north access should align with the northern access of the daycare center, per LCUASS requirements. Comment Number: 3 Comment Originated: 09/04/2013 Topic: Traffic Impact Study 09/03/2013: TIS is accepted. Comment Number: 1 Comment Originated: 09/03/2013 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. Comment Number: 2 Comment Originated: 09/04/2013 Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings 09/03/2013: Label sewer service clean-outs in paved areas "traffic-rated". Comment Number: 2 Comment Originated: 09/03/2013 Topic: General 09/03/2013: Show/label curb stop on the 2" water service. Comment Number: 3 Comment Originated: 09/03/2013 Topic: Landscape Plans 09/03/2013: Adjust plantings to provide the required separation distances from water/sewer lines. Comment Number: 1 Comment Originated: 09/03/2013 Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com Topic: General Page 7 of 8 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. Comment Number: 1 Comment Originated: 08/20/2013 Topic: Site Plan 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. Comment Number: 2 Comment Originated: 08/20/2013 08/20/2013: Provide a detail drawing of the trash enclosure. Comment Number: 3 Comment Originated: 08/20/2013 08/20/2013: Show some building dimensions on the site plan. Comment Number: 4 Comment Originated: 08/20/2013 Page 8 of 8