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HomeMy WebLinkAboutVOA SENIOR HOUSING - PDP190005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview March 12, 2019 Klara Rossouw Ripley Design Inc 419 Canyon Ave Fort Collins, CO 80521 RE: VOA Senior Housing, PDP190005, 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 any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Brandy Bethurem Harras, at 970.416.2744 or bbethuremharras@fcgov.com. RESPONSES 4.3.2019 VOA; SWARC; JVA; Ripley Design; Delich Associates Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 03/12/2019: FOR HEARING: Staff has significant site plan suggestions to discuss at the meeting: 1) At this entry to the neighborhood, create a friendly front door to a dwelling as the relationship to the corner. Minimize the effect of a large institutional building oriented to parking lots. 2) Place sidewalks leading directly toward the corner and the transit stop. 3) This requires removal of the east parking lot and discussion of the swale which forms a moat around the building. 4) This enables a wider seven-foot sidewalk leading to the main entrance where car bumpers overhang, and a much wider 15-foot landscape area on the north side of the building. 5) Remove the northern leg of the building and extend parking further along the north side of the building. 6) It looks possible to then add an extension onto the west side, while mitigating 2 for the extended length of the building. 7) Consider options for a hammerhead fire turnaround near the west end of the extended parking lot. Could a hammerhead extension extend northward into the detention pond? 8) Bike parking will need a Modification. Response: A revised site plan is submitted with this round. The parking between Joseph Allen and the building has been removed and a roundabout is included in the parking lot along the north to allow for fire access and an efficient loading and drop-off zone. The bike parking requirement is met with this site plan. Each unit will include 1 bike parking space to come to a total of 55 covered spaces. The remaining 16 uncovered bike parking spaces are located at the north and east entrances. Sidewalks have been designed per planning input, and a 7’ sidewalk is added to the north side of the building. Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 1 03/11/2019: FOR HEARING: It appears that the standard 15' utility easement behind the Drake ROW is not being proposed - we will need to coordinate this item with utility providers to determine if this is OK. A variance to the standard would be required in order to reduce or not dedicate this easement. Response: A 15’ utility easement behind Drake ROW is now being proposed. The utility easement widens from 15 ft at the east edge of the property to 28 ft at the west edge of the property to encompass the existing underground electric line., see sheet C3.0. Comment Number: 2 03/11/2019: INFORMATION ONLY: Please note that there may be additional final-level comments from Engineering at the time of FDP review. During FDP we will want to take a closer look at the design of the emergency access approach in the ROW to ensure that it discourages public use and is also maintainable. Response: Noted. Comment Number: 3 03/11/2019: FOR FINAL PLAN: Please provide wall detail at final and note that no footers may encroach into the public ROW. Please also note the 2’ clear distance between the sidewalk and wall per LCUASS Figure 16-1 – it appears that the wall may have to shift in order to meet this clearance. Response: Walls are not required now due to the updated site plans. Department: Light and Power Contact: Cody Snowdon, csnowdon@fcgov.com Topic: General Comment Number: 1 03/11/2019: FOR HEARING: There is an existing oval vault at the northwest corner of Joseph Allen Drive and Arapahoe Pass Drive with existing 4” conduit under Joseph Allen Drive. Three-Phase service could be supplied from this oval vault. Please show connection into the existing vault and routing of primary electric along the western frontage of Joseph Allen Drive. 3 Response: Noted, electric services will be coordinated prior to final design. Comment Number: 2 03/11/2019: FOR HEARING: Please show all proposed transformers on the Utility and Landscape Plans to ensure adequate separation and clearances. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Response: Noted, see Sheet C2.0 with transformer location. Response: Comment Number: 3 03/11/2019: FOR HEARING: Please show proposed electric routing through the site to ensure minimum utility spacing is being met. A minimum of 10 feet separation is required between all water, sewer and storm water facilities. A minimum of 3 feet is required between natural gas. Response: Noted, electric services will be coordinated prior to final design. Comment Number: 4 03/11/2019: FOR HEARING: The Utility Plans show an existing underground electric line running along E. Drake Road outside of the Public Right-of-Way. Light and Power will require this line to be within an easement. This easement can be dedicated by separate document and will need to be recorded at Larimer County Clerk and Recorder’s Office. Response: Noted. A 15 ft utility easement is proposed along E Drake Road, see Sheet C3.0. The utility easement widens from 15 ft at the east edge of the property to 28 ft at the west edge of the property to encompass the existing underground electric line. Comment Number: 5 03/11/2019: FOR HEARING: The Utility Plans show a proposed fire hydrant in close proximity to an existing street light. Please relocate to ensure 10 feet of separation. Response: The proposed fire hydrant has been relocated and is now has a minimum separation distance of 10 feet from the existing street light. See Sheet C2.0 for new fire hydrant location. Comment Number: 6 03/11/2019: FOR FINAL PLAN: Streetlights will need to follow City of Fort Collins Street Light Standards. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Response: Street Light and tree separation are met. Comment Number: 7 03/11/2019: FOR FINAL PLAN: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering 4 standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: Acknowledged. Comment Number: 8 03/11/2019: FOR FINAL PLAN: A commercial service information form (C-1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Acknowledged. Comment Number: 9 03/11/2019: FOR INFORMATION: The service to each building will be a commercial service; therefore, the applicant will be responsible for installing, owning and maintaining the secondary service. Response: Noted. Comment Number: 10 03/11/2019: INFORMATION ONLY: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Noted, any existing electric infrastructure that needs to be relocated or underground will be coordinated with Light and Power Engineering. Comment Number: 11 03/11/2019: INFORMATION ONLY: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Thank you, noted. Comment Number: 12 03/11/2019: INFORMATION ONLY: Please contact Cody Snowdon with Light & Power Engineering if you have any questions at (970) 416-2306. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Thank you, noted. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org 5 Topic: General Comment Number: 1 03/07/2019: INFORMATION ONLY: 2018 IFC CODE ADOPTION - Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. 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: 2 03/14/2019: FOR HEARING It is understood from the meeting today that the building may be changing overall design and location on the lot. PFA will have updated comments at that time Response: After several meetings and conversations a Site Plan has been agreed upon, see the submitted ‘Exhibit A Fire Access Plan’. 03/07/2019: FOR HEARING: AERIAL ACCESS - The EAE is noted at the west side of the building however, please note that the EAE that is providing the aerial access adjacent to the building is required to be 26ft wide to enable the ladder truck to set up. The driveway to that area from Drake can be reduced to the 16f width as shown. Response: see response to comment #1 Comment Number: 3 03/07/2019: FOR HEARING: ACCESS - It is understood that the building footprint may change due to City requirements. PFA will re-evaluate access after the update. Response: Response: see response to comment #1 . Comment Number: 4 03/07/2019: INFORMATION ONLY: 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 dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. > 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. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. > Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. 6 > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2015 IFC or contact PFA for details. Response: Acknowledged Comment Number: 5 03/14/2019: FOR APPROVAL Please note that Local Amendments require this building to be designed with a full NFPA 13 fire sprinkler system 03/07/2019: INFORMATION ONLY: FIRE SPRINKLER SYSTEM >This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. >The FDC is noted in an appropriate location at the northeast corner of the building close to Joseph Allen Dr. Response: see response to comment #1 Comment Number: 6 03/07/2019: INFORMATION ONLY: HYDRANT - The hydrant is noted in the appropriate location on Sheet C2.0 2-20-2019. Response: see response to comment #1 Comment Number: 7 03/07/2019: INFORMATION ONLY: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST > IFC 510 & 1103.2: New & existing 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. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. Response: see response to comment #1 Comment Number: 8 03/07/2019: INFORMATION ONLY: SOLAR ARRAYS - Commercial rooftop structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. Please call Plan Review Technician Kerry Koppes at 970-416-4241 with Solar Array questions. Refer to 2018 IFC 1204 for access, pathway, and marking details. Response: Acknowledged Comment Number: 9 03/08/2019: INFORMATION ONLY: Since this building is addressed from Drake but accessed from Joseph Allen, the full address including street name shall be required on the Joseph Allen elevation to assist with prompt emergency response. Response: Acknowledged Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 7 Topic: General Comment Number: 1 03/11/2019: FOR HEARING: Please coordinate the water and sewer services with the Landscape Plan and provide required spacing. Response: Water and sewer services have been coordinated with the Landscape Plan, see Sheet C2.0. Comment Number: 2 03/11/2019: FOR HEARING: The meter is located on the fire service instead of the domestic service. Please show and label the curb stop. Response: The water meter is located on only the domestic service line, see Sheet C2.0. Comment Number: 3 03/11/2019: FOR HEARING: Please label all water connections as restrained. Response: All water connections are now labeled as restrained on Sheet C2.0. Comment Number: 4 03/11/2019: FOR HEARING: Please add a note stating the existing 8-inch sanitary sewer stub will be converted to a private service from the existing manhole. Response: A note has been added to Sheet C2.0 stating the existing 8-inch sanitary sewer stub will be converted to a private service from the existing manhole. Comment Number: 5 03/11/2019: FOR HEARING: Please label the domestic water and the fire tap as a "wet tap" and label all appurtenances. Response: The domestic water and fire tap are now labeled as “wet tap” and all appurtenances have been labeled, see Sheet C2.0. Comment Number: 6 03/11/2019: FOR HEARING: The proposed fire hydrant is too close to the street light. Please provide 10 feet of separation. Response: The proposed fire hydrant has been relocated and is now has a minimum separation distance of 10 feet from the existing street light. See Sheet C2.0 for new fire hydrant location. Comment Number: 7 03/11/2019: FOR HEARING: Please provide c-900 pipe for the water lines, not DIP. Response: Water lines are now c-900 pipe, see Sheet C2.0. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 5 03/12/2019: FOR FINAL PLAN: Repeat comments from CDR180081 and will await materials at FDP per 8 response comment at PDP. Comment Number: 6 03/12/2019: INFORMATION ONLY: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison Response: Noted. Erosion and Sediment Control Materials will be provided with the FDP. Comment Number: 7 03/12/2019: FOR FINAL PLAN: Please submit an Erosion Control Plans to meet City Criteria. Response: Noted. An Erosion Control Plan will be submitted with the FDP. Comment Number: 8 03/12/2019: FOR FINAL PLAN: Please resubmit an Erosion Control Report to meet City Criteria. Response: A revised Erosion Control Report has been submitted. Comment Number: 9 03/12/2019: DEVELOPMENT AGREEMENT: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: An Erosion Control Escrow/Security Calculation will be submitted with the final plan. Comment Number: 10 03/12/2019: INFORMATION ONLY: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Response: Noted. A state stormwater permit will be obtained prior to beginning construction activities. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 03/11/2019: FOR HEARING: Please document which sub-basins are being treated with the LID chambers. Response: Sub-basins that are being treated with the proposed LID chambers are shown on the Developed Drainage Map. Comment Number: 2 03/11/2019: FOR HEARING: Some modifications and clarifications are needed for the StormTech chamber system. Please coordinate with Wes Lamarque at 416-2418 . Response: Noted, the StormTech chamber system will be coordinated prior to final design. Comment Number: 3 03/11/2019: FOR HEARING: Please coordinate the landscaping with the drainage improvements and provide required spacing. The chambers may need to be moved to the south to 9 provide spacing from the trees. Response: The drainage improvements will be coordinated with the landscaping prior to final design. Comment Number: 4 03/11/2019: FOR HEARING: Please provide a drainage easement for the limits of the underground storage chambers. Response: A preliminary drainage easement is now shown for the limits of the underground storage chambers, see Sheet C3.0. The final limits will be determined at final design and dedicated per separate document. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: Landscape Plans Comment Number: 1 03/12/2019: FOR HEARING: Thank you for including the tree inventory and a proposed list of plant species. There are a few tree/utility conflicts that will need to be addressed: 1. There is a proposed sewer line/existing storm drain on the northeast side of the property and proposed trees do not appear to have adequate space in between. Please see the redlines. 2. There is a storm drain along the western edge of the property. Trees should be at least 10 feet away if it's a main line and 6 feet away if it is a service line. Response: A revised site plan is submitted with this round, the landscape plan submitted meets separation requirements. Comment Number: 2 03/12/2019: FOR HEARING: Shade trees should be planted between 30-40 feet apart and ornamental trees 20-30 feet apart. A few of the proposed trees are too close to each other (please see red lines). Response: The landscape plans submitted have been revised and are now adequately spaced. Comment Number: 3 03/12/2019: FOR HEARING: The name of the tree species proposed along Joseph Allen Dr. Is cut off. Please fix. Response: The labelling is adjusted with this round. Comment Number: 4 03/12/2019: FOR HEARING: Forestry would like to see additional street trees on the parkway along the southwest corner of the property (please see redlines). Response: As many street trees as can be accommodated with the existing utilities have been provided with this round. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 03/12/2019: INFORMATION ONLY: No comments. Response: Noted. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 10 Topic: General Comment Number: 1 03/12/2019: INFORMATION ONLY: The traffic memo has been received, reviewed, and the conclusions accepted. No further traffic review is anticipated. Response: Acknowledged. Department: Outside Agencies Contact: Don Kapperman, Don_Kapperman@Comcast.com Topic: General Comment Number: 1 03/12/2019: INFORMATION ONLY: Comcast has no issues at this time. Response: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 03/12/2019: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Acknowledged.