HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP - PDP130024 - CORRESPONDENCE - (3)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 18, 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: General
Elevations-- Please provide color paint samples on the detail sheet for the siding scheme and clarify
whether the shingle siding is stained or painted and specify the color with a graphic sample. Please
also clarify the site wall material, color and pattern.
Comment Number: 10 Comment Originated: 10/15/2013
Elevations-- The base course required with the building design is very low to the ground, and in some
areas the base is a siding material adjacent to siding above at the wall plane. Please clarify with the
materials information that the base siding will be a different color from the siding on the wall plane
above. Staff recommends that the stone base and/or corresponding siding base course be raised
and wrap around the base of the windows, so that the base is more prominent. The code requirement
is for the base to be "recognizable" and raising the stone base and the siding base, up higher on the
wall plane will make the base more recognizable, similar to what is shown in the material example
photographs submitted.
Comment Number: 11 Comment Originated: 10/15/2013
Utility Plans-- A note shows that a portion of the existing sidewalk to the north will be removed. Is this
correct? Also, the existing topo is difficult to read, can this be a darker tone.
Comment Number: 12 Comment Originated: 10/15/2013
Utility Plans-- a railing is noted for the top of the retaining wall, is this needed for the 30" wall?
Comment Number: 13 Comment Originated: 10/15/2013
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 2
Page 1 of 10
Site Plans-- The wood fence needs to be extended north and south to extend the view corridor
looking towards the service area, for additional privacy. Please provide a detail for the fence on sheet
2. Label and describe the memory care fence and west privacy fence on the plan. Move building
dimension that is on top of section line. Please verify that the fixed bike racks can accommodate a
total of 11 bikes and specify on the plan where the 3 covered spaces are located. Label site walls.
Comment Number: 14 Comment Originated: 10/15/2013
Site Details-- The trash enclosure detail does not match the site plan. On the site plan, it does not
appear that the interior of the enclosure is big enough to provide access through to the recycling bins.
Comment Number: 15 Comment Originated: 10/15/2013
The trash pick up time note needs to be updated to include deliveries and specific hours need to be
listed.
Comment Number: 16 Comment Originated: 10/15/2013
Landscape Plan-- The plan is very difficult to read, ground cover and mulch patterns, line weights,
scale of drawing, and line tones. Difficult to see existing trees and proposed utilities. Plan appears to
have several utility conflicts and light pole conflicts. Resolution of tables and charts is poor and difficult
to read.
Comment Number: 17 Comment Originated: 10/15/2013
Landscape Plan-- Show existing neighborhood sidewalk as solid line. Turf is shown on top of the walk
as well as an austrian pine. Consider more native hybrid ornamental variety in areas where
serviceberry is used. Consider use of additional small evergreen trees in addition to tannebaum
species. Staff is advocating for small evergreen tree groupings in appropriate areas along building
foundations, as many past developments have relied too heavily on deciduous material.
Comment Number: 18 Comment Originated: 10/15/2013
Landscape Plan-- Some of the shrub massings in the open areas seem a little too segmented and
could be clustered together to simplify maintenance/mowing. Shrub massings such as snowberry
would look better grouped with other plant types and not a single massing. Along the west wall, plants
could be grouped tighter against the wall but still be informally arranged so that there's a distinct shrub
bed vs. grass area, for easier maintenance. For plants in the northwest corner, please spread out
evergreen material to maximize layered screening from different vantage points of existing homes.
Comment Number: 19 Comment Originated: 10/16/2013
Landscape Plan-- along the north boundary, screen the parking stalls and soften the view from the
residence adjacent to the north.
Comment Number: 20 Comment Originated: 10/16/2013
Page 2 of 10
In order to maintain the established connection from Calabasis Court and Lochwood, the existing
sidewalk will need to remain and be within a public access easement. If the sidewalk is proposed to
be removed, the existing connection will need to be recreated with the site design. The connection is
required to be established per LUC 3.2.2(C)(6) which states that "Direct On-Site Access to Pedestrian
and Bicycle Destinations. The on-site pedestrian and bicycle circulation system must be designed to
provide, or allow for, direct connections to major pedestrian and bicycle destinations including, but not
limited to, parks, schools, Neighborhood Centers, Neighborhood Commercial Districts and transit
stops that are located either within the development or adjacent to the development as required, to the
maximum extent feasible. The on-site pedestrian and bicycle circulation system must also provide, or
allow for, on-site connections to existing or planned off-site pedestrian and bicycle facilities at points
necessary to provide direct pedestrian and bicycle travel from the development to major pedestrian
destinations located within the neighborhood. In order to provide direct pedestrian connections to
these destinations, additional sidewalks or walkways not associated with a street, or the extension of a
sidewalk from the end of a cul-de-sac to another street or walkway, may be required"
Comment Number: 21 Comment Originated: 10/16/2013
With the fencing detail, consider further embellishment of the wood fence design by providing a center
trim piece and trim wrap (see redlines) so that this fencing, adjacent to the existing neighborhood to
the west, is further articulated and further reduced to a human scale through more detailed articulation.
Comment Number: 22 Comment Originated: 10/18/2013
With the trash enclosure detail, please add a top screen such as a wood arbor trellis detail over the
top of the enclosure so that the view of the trash is screened from above as well as the sides. This is
intended to address comments from the neighborhood meeting.
Comment Number: 23 Comment Originated: 10/18/2013
Please provide a material detail and specification for the retaining wall. Because the retaining wall is a
prominent feature needed to accommodate the placement of the proposed use and proposed
building footprint, staff recommends that the wall material be designed with a patterned modular wall
system with a field stone appearance similar to the main building, as opposed to a more utilitarian
running bond pattern typically seen in commercial developments.
Comment Number: 24 Comment Originated: 10/18/2013
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.
10-15-2013 - While some issues have been resolved, the landscape plan is still very difficult to read.
Comment Number: 3 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. Material and
color still needs to be resolved, please see comment 24 for more detail.
Comment Number: 6 Comment Originated: 09/04/2013
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Page 3 of 10
10/15/2013: Response noted. Will look to additional information provided in a final geotech report.
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
10/15/2013: The following was added to the comment below but apparently was added after the final
letter was sent. "In checking with the City Engineer and Traffic Engineer, the striping for Lochwood and
the current indication of where parking is allowed is going to remain. The amount of patching south of
the start of the no parking along Lochwood is required to be half a lane width. For the area north where
parking is allowed, a two foot patch is allowed." Note that the street patching note is still needed and
the information can be shown at time of final, but the patching should follow the additional information
shown above.
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. In checking
with the City Engineer and Traffic Engineer, the striping for Lochwood and the current indication of
where parking is allowed is going to remain. The amount of patching south of the start of the no parking
along Lochwood is required to be half a lane width. For the area north where parking is allowed, a two
foot patch is allowed. 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
10/15/2013: The submitted variance request was approved on 10/15 after review and consultation with
Traffic Operations. Please indicate the approval of the variance on the construction plan set notes.
09/06/2013: A variance request to the requirement of constructing a right turn lane from Horsetooth to
Lochwood is required. Staff has indicated preliminary support in granting the variance, however.
Comment Number: 11 Comment Originated: 09/06/2013
10/15/2013: Engineering has no pre-hearing issues remaining. Additional review and comment will
occur with review after hearing.
Comment Number: 12 Comment Originated: 10/15/2013
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
Page 4 of 10
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
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
10/11/2013: Update Landscape note number 1 to include these distances found in LUC3.2.1 K.
40 feet from street lights for canopy shade trees
15 feet from street lights for ornamental trees
10 feet from water and sewer mains
6 feet from water and sewer service lines
8 feet from driveways
20 feet from signs and traffic control devices
Check street tree locations for compliance with these separations. A proposed street tree along
Lockwood appears to be closer than 40 feet from the light.
Comment Number: 6 Comment Originated: 10/11/2013
10/11/2013:
The street tree just to the north of the north of the curb cut off Lockwood is very close to the
intersection. Review for deletion of this tree.
Comment Number: 7 Comment Originated: 10/11/2013
10/11/2013:
Please add these street tree notes:
Street trees shall be installed by the developer at time of CO, unless time of year limits tree planting,
in which case street trees shall be planted within than 6 months of CO.
The Developer shall replace dead or dying street trees after planting unit final inspection and
acceptance for maintenance by the City of Fort Collins Forestry Division. All street trees must be
established, an approved species and of acceptable condition prior to acceptance.
Street tree locations and numbers may be adjusted to accommodate driveway locations, utilities
separation between trees, street signs and street light. Street trees to be centered in the middle of the
lot to the extent feasible. Quantities shown on plan must be installed unless a reduction occurs to
meet separation standards.
Comment Number: 8 Comment Originated: 10/11/2013
Page 5 of 10
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
FYI - Information on the BDA evaluation is being provided at this time so as to properly notify and
prepare the applicant for this eventual requirement. Although PFA will be present as witness, at time of
testing, the BDA test is not performed by PFA personnel. When it is appropriate to do so, you may
contact Assistant Fire Marshal, Ron Gonzales at 970-416-2864 for a list of qualified local contractors
who are authorized to perform this evaluation.
Comment Number: 1 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
required.
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.
Further discussion is required on the proposed hydrant location on the north side of the building.
Comment Number: 3 Comment Originated: 09/03/2013
10/15/2013: EMERGENCY GENERATOR
The storage and use of diesel fuel or propane, for the purposes of supplying an emergency
generator, shall comply with any applicable sections of Chapter 34 of the International Fire Code on
Flammable and Combustible Liquids. Any building, structure, or shelter housing the generator shall be
properly signed and labeled. A separate permit is required if the fuel source is provided by an AST.
Spill control may be required; TBD at time of building permit.
Comment Number: 6 Comment Originated: 10/15/2013
Page 6 of 10
10/15/2013: SEPARATE PERMITS
FYI only - Separate permits are required for fire sprinkler and alarms systems. Separate permits are
also required for kitchen hood systems, Above-ground Storage Tanks and BDA antenna if required.
These are all deferred submittals which can be applied for, if applicable, after the building permit is
issued.
Comment Number: 7 Comment Originated: 10/15/2013
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
10/07/2013: Repeat
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
10/15/2013: Please provide spillway cross-sections and detailed grading at final compliance.
09/03/2013: Both detention ponds need to have spillways directed to the major swale.
Comment Number: 3 Comment Originated: 09/03/2013
10/15/2013: Area is defined as 50% of site area, not impervious area. Please revise.
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
10/15/2013: Please add a note on the site and grading plan.
09/03/2013: The retaining wall will require a building permit.
Comment Number: 6 Comment Originated: 09/03/2013
10/15/2013: Reminder for final compliance review.
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
10/15/2013: Please label all slopes min. 4:1.
Comment Number: 8 Comment Originated: 10/15/2013
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
10/14/2013: No comments.
Comment Number: 11 Comment Originated: 10/14/2013
Topic: Construction Drawings
Page 7 of 10
10/14/2013: Please correct the spelling of "Southwest" in the sub-title on sheet 1. See redlines.
Comment Number: 12 Comment Originated: 10/14/2013
10/14/2013: Please change the Township number from "6" to "7" in the sub-title on sheet 1. See
redlines.
Comment Number: 13 Comment Originated: 10/14/2013
10/14/2013: Please correct the elevation of benchmark 8-94. See redlines.
Comment Number: 14 Comment Originated: 10/14/2013
Topic: Landscape Plans
10/14/2013: No comments.
Comment Number: 15 Comment Originated: 10/14/2013
Topic: Lighting Plan
10/14/2013: No comments.
Comment Number: 16 Comment Originated: 10/14/2013
Topic: Plat
10/15/2013: Please remove the P.U.D. from the title of this plat.
Comment Number: 17 Comment Originated: 10/15/2013
10/15/2013: Please correct the section number in the Statement Of Ownership And Subdivision. See
redlines.
Comment Number: 18 Comment Originated: 10/15/2013
10/15/2013: Please make the Datum consistent between the Statement Of Ownership And Subdivision
and the Basis Of Bearings Statement. See redlines.
Comment Number: 19 Comment Originated: 10/15/2013
10/15/2013: Are there any Lienholders? If so, or if you are not certain, please add a signature block.
This can be removed later if necessary. If not, please add a note stating that there are no Lienholders.
Comment Number: 20 Comment Originated: 10/15/2013
10/15/2013: Please add a space between "December" and "13" in the Title Commitment Note. See
redlines.
Comment Number: 21 Comment Originated: 10/15/2013
10/15/2013: Please update the title commitment as new issues come out.
Comment Number: 22 Comment Originated: 10/15/2013
10/15/2013: Is the found #4 rebar with a yellow plastic cap stamped LS 14833 in the legend,
supposed to be LS 14823? See redlines.
Comment Number: 23 Comment Originated: 10/15/2013
10/15/2013: Please provide current acceptable monument records for the aliquot corners shown.
Comment Number: 24 Comment Originated: 10/15/2013
10/15/2013: Please move the Point Of Commencement & Point Of Beginning as shown on the
boundary. See redlines.
Comment Number: 25 Comment Originated: 10/15/2013
10/15/2013: Please change the direction of the Basis Of Bearings shown along the section line, to
match the Basis Of Bearings Statement. See redlines.
Comment Number: 26 Comment Originated: 10/15/2013
Page 8 of 10
10/15/2013: Please change the curve/line tables so the data reads the same direction as in the legal
description. See redlines.
Comment Number: 27 Comment Originated: 10/15/2013
10/15/2013: Please make note to the effect that all easements shown outside of the boundary of the
plat are existing easements. If that is not the case, then "to be dedicated by separate document,
Reception No._______________" should be added to the text identifying the easement.
Comment Number: 28 Comment Originated: 10/15/2013
10/15/2013: There are line over text issues. See redlines.
Comment Number: 29 Comment Originated: 10/15/2013
10/15/2013: Please label the dashed lines shown at the northeast corner of the property. See
redlines.
Comment Number: 30 Comment Originated: 10/15/2013
10/15/2013: Please add a arrow to the 5' utility easement shown at the northeast corner of the
property. See redlines.
Comment Number: 31 Comment Originated: 10/15/2013
10/15/2013: Please check the width of the Emergency Access Easement where marked. It is labeled
as 25', but it scales 28'. See redlines.
Comment Number: 32 Comment Originated: 10/15/2013
10/15/2013: Please correct the sheet numbering. See redlines.
Comment Number: 33 Comment Originated: 10/15/2013
Topic: Site Plan
10/14/2013: This has been addressed, but there is new text to be rotated. See redlines.
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
10/14/2013: There are new line over text issues on sheet 1. See redlines.
09/03/2013: There are line over text issues on sheet 1. See redlines.
Comment Number: 10 Comment Originated: 09/03/2013
10/15/2013: Please move the legal description to sheet 1. See redlines.
Comment Number: 34 Comment Originated: 10/15/2013
10/15/2013: Please increase the text size of the dimensions in the Trash Enclosure Detail on sheet 2.
See redlines.
Comment Number: 35 Comment Originated: 10/15/2013
10/15/2013: Please mask the text marked on sheet 3. See redlines.
Comment Number: 36 Comment Originated: 10/15/2013
Department: Transportation Planning
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Topic: General
Page 9 of 10
09/09/2013: Thank you for providing the bus stop as I requested in the Conceptual Review. Please
make a change to it for me though, the stop needs to be connected to the curb with a 5' wide path,
please add a 5' path from the curb to the sidewalk on the rear of the bus stop to accommodate this.
Please feel free to contact me if you have any questions.
Comment Number: 1 Comment Originated: 09/09/2013
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
10/15/2013: Fire hydrant must be in a utility easement.
Comment Number: 4 Comment Originated: 10/15/2013
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
Page 10 of 10