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HomeMy WebLinkAboutSTANFORD SENIOR LIVING - PDP200022 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS  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 January 22, 2021 Stephanie Hansen Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Stanford Senior Living, PDP200022, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Stanford Senior Living. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970‑224‑6119 or via email at tbeane@fcgov.com. Responses in Blue contact Blaine at Northern Engineering Responses in Purple contact Stephanie at Ripley Design Responses in Orange contact Bo at VFLA Comment Summary: Department: Planning Services Contact: Clark Mapes, 970‑221‑6225, cmapes@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/20/2021 01/20/2021: Thank you for the discussion of trash and recycling. That will be a major plan component. Will there be chutes in the building? Response: Yes. Trash chutes will be provided. Department: Engineering Development Review Contact: Marc Virata, 970‑221‑6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/19/2021 01/19/2021: for hearing: Along Stanford Road there are existing above ground utility pedestals that would need to be relocated 1 foot behind the new detached sidewalk, or converted to a flush mount. Response: Instead of messing with the electric vaults I have bumped the proposed sidewalk out to swing around the vaults. We have dedicated additional access easements at these locations. Comment Number: 2 Comment Originated: 01/19/2021 01/19/2021: information only: There are instances of damaged curb and gutter that exist along Stanford Road that would need to be replaced. Note also that the sections of integral sidewalk/curb would need to be replaced with a vertical curb and gutter in conjunction with the new detached sidewalk. (Note that the replacement of damage would include driveway approaches in right‑of‑way such as the concrete pan in Monroe.) Response: Additional notes have been added to the existing conditions/demo and grading sheet to address this issue. Comment Number: 3 Comment Originated: 01/20/2021 01/20/2021: for hearing: The access ramp approaches at the northern and southern driveways along Stanford Road we'll want to verify further as an indication on the plans whether the existing access ramps are going to be rebuilt, or if not rebuilt they meet ADA with respect to existing grades and cross slopes. Note that as a policy, we're moving away from requiring truncated dome detection on all driveway approaches in right‑of‑way when the driveway isn't considered to carry major volumes ‑‑ the depiction of truncated dome installation on the southern driveway in my view isn't carrying major volumes that the City would actively pursue truncated dome detection, whereas the northern driveway approach which carries traffic also into the mall, would seem to have more of preference to have the domes installed. I would look to coordinate with Northern on their thoughts. Response: The existing ramp is going to get replaced because it does not currently meet ADA standards based on survey information from Northern. The proposed ramp now meets ADA requirements, and a truncated dome has been added. ADA recommends truncated domes wherever you are directing pedestrian traffic across a drive entrance, parking lot, drive aisle, etc. Let’s work offline to resolve the locations of these truncated domes. Comment Number: 4 Comment Originated: 01/20/2021 01/20/2021: for hearing: Please ensure emergency access easement is dedicated on the plat as would be required by PFA. It appears this would include the driveable area to the south as well as for the portion of private Monroe that is within the platted boundary. Response: Emergency Access Easements have been added per PFA’s comments. Refer to the Horizontal Control Plan and Plat for full view of site. Comment Number: 5 Comment Originated: 01/20/2021 01/20/2021: for hearing: The dedication of a 9 foot utility easement along non‑arterials (such as Stanford) is the standard utility easement dedication, however only an 8 feet dedication is being shown? Response: 8’ UE has been updated to 9’ UE. Department: Traffic Operation Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 01/19/2021 01/19/2021: FOR INFORMATION: The Traffic Impact Study has been received, reviewed, and general conclusions accepted by the City. Response: Noted Department: Erosion Control Contact: Basil Hamdan, 970‑222‑1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/13/2021 01/13/2021: INFORMATION ONLY: Starting in January of 2021, the City's development review fee schedule under City Code 7.5‑2 was updated to include fees for Erosion Control and Stormwater inspections and fees will be collected on projects for these inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for this project. Based on the materials submitted we are assuming 1 lot, 5.13 acres of disturbance, 2.5 years from demo through build out of construction and an additional 0 years till full vegetative stabilization due to seeding. Which roughly equates to an Erosion Control Fee of $1,922.32. Based on the underground water quality detention designed we estimate the LID inspection to be $415.00 The proposed site development is over 1 acre in size, triggering the need for Erosion and Sediment Control materials to be submitted, these will be expected at Final (FDP) submittal. A Stormwater construction dewatering permit will also need to be obtained from the State prior to construction. FOR FINAL: Please submit an Erosion and Sediment Plan, Report and erosion security calculations. Response: Erosion and Sediment Plan along with erosion security will be submitted at first round final. Thanks. Department: Stormwater Engineering Contact: Dan Mogen, 970‑305‑5989, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please review and update the proposed release rate for the site. The 10‑year historic release rate appears to be appropriate; however, the historic release rate does not include "grandfathering" of existing impervious, and the release rate needs to account for all site releases, including undetained releases. Please see redlines for additional information. Response: Historic release rate has been revised per our conversation. All impervious areas have been removed from calculations. See updated Drainage Report. Comment Number: 3 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please review landscape separations as they apply to this project. There are currently separation concerns with water, wastewater, and stormwater services on the site; please adjust to provide adequate separation throughout the site. Response: We will continue to update separations as project progresses. Comment Number: 4 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please provide an easement for the proposed StormTech system and outfall and clarify existing and proposed easements on the utility plans. See redlines for additional details. Response: Drainage Easement has been added along Stormtech system and outfall pipe. No easements were added on any of the other storm pipes other than the outfall pipe. Comment Number: 5 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please provide evidence that the detention basin is in compliance with drain times per Colorado Revised Statute 37‑92‑602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at (970)305‑5989 or dmogen@fcgov.com with any questions about this requirement or for assistance with the spreadsheet. Response: Compliance with drain time spread sheet will be provided at first round final once infrastructure gets sized. Comment Number: 6 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Response: Thank you for sitting down with me and discussing all your redlines and comments. I will reach out if I have any other questions or concerns. Department: Water‑Wastewater Engineering Contact: Dan Mogen, 970‑305‑5989, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please clarify existing and proposed easements. See redlines for additional details. Response: Existing easements have either rec. numbers, bk. and pg. numbers, Strachan 3rd Filing, or Existing callout associated with them. All proposed easements are labeled “Proposed”. Due to how close all my callouts are it looks much better if I don’t have to add “Existing” to callouts that have rec numbers, bk. And pg. numbers, etc. Comment Number: 2 Comment Originated: 01/18/2021 01/18/2021: FOR HEARING: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Response: Thanks. I will reach out again if more questions or concerns come up. Comment Number: 3 Comment Originated: 01/18/2021 01/18/2021: FOR FINAL: The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: This will be provided by the MEP once we have finalized the building layout, appliances, etc. Meter will be based on MEP’s recommendations. Department: Light And Power Contact: Austin Kreager, 970‑224‑6152, akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/19/2021 01/19/2021: FOR HEARING: I am having difficulty understanding your plans for the electric service. In order to provide service to this site, a new transformer will need to be placed on your property. Please show a transformer location on your next submittal. Response: A transformer is being proposed off of Monroe Drive. Comment Number: 2 Comment Originated: 01/19/2021 01/19/2021: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. Response: Clearance has been met with the location off Monroe Drive. Comment Number: 3 Comment Originated: 01/19/2021 01/19/2021: INFORMATION: Transformer locations shall be within 10' of a paved surface and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.) Response: Transformer location meets these requirements Comment Number: 4 Comment Originated: 01/19/2021 01/19/2021: FOR FINAL REVIEW: 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 Response: The C-1 Form is provided in the resubmittal. Comment Number: 5 Comment Originated: 01/19/2021 01/19/2021: INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Noted Comment Number: 6 Comment Originated: 01/19/2021 01/19/2021: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224‑6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders‑and‑developers. Response: Thanks. I will make sure to reach out if I have any questions. Comment Number: 7 Comment Originated: 01/21/2021 01/21/2021: FOR HEARING: Please show existing Light and Power facilities on your next submittal on the utility plans. After you have called in the engineering locates, we have three weeks to complete the ticket. I will do my best to ensure that we meet that deadline. Response: Existing light and power facilities are now shown. Thank you for getting those located Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/19/2021 01/19/2021: Thank you for addressing the conceptual review comments. No further comments at this time. Response: Noted. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 01/19/2021 01/19/2021: INFORMATION ONLY FOR FINAL Continued: Thank you for calling out the caliper size on the Plant Material Legend. The land use code requires only 2” caliper trees for both new plantings and mitigation trees. We have found that 2” caliper trees tend to be the best quality. Please adjust the sizes on the landscape schedule to 2” for deciduous shade trees. 07/14/20: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: Tree sizes have been revised and notes have been added to appropriate plans per above comments. Comment Number: 5 Comment Originated: 01/19/2021 01/19/2021: FOR FINAL APPROVAL Continued: Currently your planting schedule includes 8 ornamental, 13 evergreen, and 14 shade trees. Please add at least 4 shade trees to meet the 50% shade tree requirement (there is at least one possible planting location in a parking lot island). 07/14/20: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: 4 Elm Trees have been added to parking lot islands. Comment Number: 7 Comment Originated: 01/19/2021 01/19/2021: FOR FINAL APPROVAL Please ensure adequate separation between the hackberry trees proposed on the southeast side of the property. Separation between shade trees should be between 30 – 40 ft. Response: 1 proposed hackberry tree was removed to provide appropriate tree and utility spacing per regulation and relocated to proposed south west shrub bed to maintain ornamental tree count. Comment Number: 8 Comment Originated: 01/19/2021 01/19/2021: INFORMATION ONLY FOR FINAL There are many existing green ash trees planted in the parking lot islands that are in fair minus condition, (11 trees), or poor condition (1 tree). With the presence of the emerald ash borer (EAB) now in Fort Collins, although these trees do not present a current hazard, they are too small and unhealthy to treat for EAB. This means that in the next few years they will succumb to the EAB and die. Forestry would advocate for one for one replacement of these trees. Although the inventory and mitigation table calls for 1.5 mitigation trees for some of them, we would revise that and call for replacement only. This would be an opportunity to increase the shade tree plantings in the landscape plan—at least on the islands that do not also house a streetlight. If a streetlight is present, an ornamental would need to be planted. Response: As these trees do not present a current hazard and removal/replacement will add additional costs, this comment will be reviewed at a later date for further discussion. Department: PFA Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑fire.org Topic: General Comment Number: 1 Comment Originated: 01/20/2021 01/20/2021: AERIAL FIRE APPARATUS ACCESS As noted during conceptual review, building placement and site constraints do not allow for code compliance with IFC Appendix D105. A plan for meeting the intent of the code via Alternative Means and Methods shall be submitted to the fire marshal for review and approval. > Be advised, the Group‑I occupancy will require special consideration on a scale in excess of offsetting requirements related to a Group R‑2 occupancy. > As part of this process and final approval, I will need to see details to specify the building layout with regard to occupancy classification, especially as it relates to the Group I and R‑2 occupancies. Response: Building layout details/floor plans have been provided directly to PFA via email. Further conversations are occurring with PFA outside of this submittal to confirm aerial apparatus mitigation plan. Comment Number: 2 Comment Originated: 01/20/2021 01/20/2021: FIRE LANE DEDICATION > Fire access shall be indicated on the plans and plat via a fire lane dedication. The limits of the fire lane shall be labeled on plans as an Emergency Access Easement (EAE). > The southern portion of Monroe Dr on this property shall also be dedicated as an EAE if it isn't already dedicated as such. > Internal to the site, fire access dedication shall be extended to include, as a minimum, the perimeter drive around the existing parking lot on the south side of the proposed building. > Please include an Autoturn exhibit to verify apparatus movement throughout the site utilizing a 52 foot PFA ladder truck template. > Please add LCUASS detail #1418 to plans and indicate location of fire lane signage on the plans (eg. Signing/Striping or Horizontal Control). Response: EAE is now shown on the plans and plat. The Horizontal Control plan has a larger viewport so refer to that sheet for a quick visual. Monroe has an EAE now. An autoturn exhibit has been included with this submittal. Details will be provided at FDP round 1 Comment Number: 3 Comment Originated: 01/20/2021 01/20/2021: ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY > A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. > Fire pits & grills fueled by natural gas may be allowed in association with multi‑family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built‑in kitchen or fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 5' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Response: An egress plan will be provided with the building department submittal. Regarding the firepits and grills, thank you for the clarifying information. Comment Number: 4 Comment Originated: 01/20/2021 01/20/2021: ROOFTOP GARDENS > Rooftop gardens and landscaped roofs shall be shown to comply with IFC 317. The Developer shall ensure that the rooftop landscaping shown on the Final Development Plan Documents is installed and maintained to include the establishment of a maintenance plan, the installation of irrigation, and the ongoing removal of dead foliage. Intent to comply with the above shall be added to the Landscape Plans. Response: Note 16 has been added to the Landscape Details page per the above comments. Response: Noted Comment Number: 5 Comment Originated: 01/20/2021 01/20/2021: HYDRANT FLOW TESTS > Flow tests are not necessarily required unless the water utility cannot verify the minimum pressure and volume required in the area. Response: Department: Building Services Contact: Russell Hovland, 970‑416‑2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 01/15/2021 Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9‑5 & ICC/ANSI A117.1‑2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of   Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · Commercial & multi‑family occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA‑13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new commercial structure. Building Permit Pre‑Submittal Meeting: Please schedule a pre‑submittal meeting with Building Services for this project. Pre‑Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid‑design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre‑submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Response: A pre-submittal meeting has occurred between the design team and building department (Russ Hovland) Comment Number: 2 Comment Originated: 01/15/2021 01/15/2021: Since this buildings sw corner is closer than 60ft to its property line, it will need to meet the total allowable area per section 506 of the IBC. Response: Acknowledged. The building’s square footage has been confirmed by the design team to meet code. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/19/2021 01/19/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Noted. Topic: Plat Comment Number: 1 Comment Originated: 01/19/2021 01/19/2021: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: All redlines were addressed. See pdf of Northerns responses on your redlines. Thanks.