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HomeMy WebLinkAboutCASTLE RIDGE GROUP HOME - PDP210012 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW 1 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 December 17, 2020 Eric Shenk Fort Collins, CO Re: 636 Castle Ridge Ct Group Home Description of project: This is a request to convert an existing single-family dwelling located at 636 Castle Ridge Ct (parcel #9601408002) into a group home. The proposed facility would be 16 bedrooms total, with a focus on residential assisted living for retirement age tenants. Access will be taken from Castle Ridge Ct to the southwest. The property is located approximately .4 miles west of S Lemay Ave. The property is within the Low Density Residential (RL) zone district and is subject to Planning & Zoning Board (Type 2) Review. Please see the following summary of comments regarding 636 Castle Ridge Ct Group Home. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this 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 via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Acknowledged 2. 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. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, 2 would be present to facilitate the meeting. A neighborhood meeting was held on April 5th, 2021 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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. Acknowledged. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Acknowledged. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Acknowledged. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Acknowledged. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. Acknowledged. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Acknowledged. Planning Services 3 Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. Numerous community members have raised concerns about compliance with subdivision covenants. Please know that these are separate, private matters that must be addressed independent from the development review process. Acknowledged, this conversation is on-going 2. This project is subject to a Type II review process and will require a neighborhood meeting prior to any formal submittal. A neighborhood meeting was held on April 5th, 2021 3. Pursuant to 3.8.5(A), the maximum number of residents for a residential group home is 8. A request for reasonable accommodation for 16 beds was approved in June of 2021 4. Pursuant to 3.2.2(K)(1)(f), two (2) parking spaces for every three (3) employees, and in addition, one (1) parking space for each four (4) adult residents, unless residents are prohibited from owning or operating personal automobiles. Three employees are anticipated at one time. The residents will not have vehicles. See site plan for parking space locations. 5. In the narrative, there was mention that additional windows would be provided for each bedroom. Please consider the placement of the windows in a way that preserve privacy for the occupants and neighbors. More details may be needed at time of a formal review. See elevations 6. Regarding noise, is it anticipated that a commercial exhaust fan will be required for the kitchen? If so, please detail where this would be located and a spec sheet that details decibel rating of the unit. Municipal Code limits the noise level measured at the property line is limited to 50-55 decibels depending on the time of day. No commercial exhaust fans are required. 7. How will trash, recycling, and linens be handled on site? Please ensure any containers related these services are fully screened from public view. Residential sized bins will be used and stored out of view within the courtyard. 8. Please note that at time of building permit, no permanent certificate of occupancy will be issued by the City for a group home until the person applying for the group home has submitted a valid license, or other appropriate authorization, or copy thereof, from a governmental agency having jurisdiction. Acknowledged. 9. 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. Acknowledged. 10. 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. Acknowledged. See modification submitted. Department: Fire Authority 4 Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. OCCUPANCY GROUP CLASSIFICATION & CHANGE OF USE Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International Fire Code (IFC). Should this property undergo a change of use, the building will require upgrades consistent with current code requirements for the assigned occupancy group. While the Building Dept. assigns the occupancy classification, it appears from the conceptual material submitted that a Group R-4, Condition 2 occupancy is being proposed with memory care and up to 16 persons. The following comments are based upon that classification. Contact the building department for occupancy group details. Acknowledged. 2. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM With a change of use, local amendment to the IFC requires buildings exceeding 5,000 square feet to be sprinklered or fire contained; however, if the occupancy classification should be a Group R-4, Condition 2 a fire sprinkler system shall be installed. Acknowledged. A fire sprinkler system will be installed in accordance with the IFC. 3. AUTOMATIC FIRE SPRINKLER SYSTEM - GROUP R-4 > An automatic sprinkler system shall be provided throughout buildings with a Group R-4, Condition 2 fire area. Acknowledged. A fire sprinkler system will be installed in accordance with the IFC. > Indicate the location of the fire service line on the Utility Plan. See plans > Indicate the location of the Fire Department Connection (FDC), street side on the Utility Plan. See plans 4. FIRE ALARM & DETECTION SYSTEMS – GROUP R-4 Single or multiple-station smoke alarms shall be installed and maintained regardless of occupant load as per IFC 907.2.10.2. Acknowledged 5. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building's ground floor as measured by an approved route around the perimeter. As measured from Castle Ridge Ct, the total perimeter distance is estimated at 410 feet. That measure exceeds the maximum allowable distance of 300 feet by 110 feet. As the building is required to be equipped with a fire sprinkler system as a Group I-2, the out-of-access condition will be allowed so long as no other changes to the building's area or footprint are being proposed. Acknowledged. No changes to the footprint are proposed. 6. WATER SUPPLY A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial building as measured along an approved path of vehicle travel. An existing hydrant located at the SW corner of the property is appropriately located, however it is the responsibility of the applicant to verify pressure and volume. Acknowledged. Please provide instructions on how to acquire that information. 7. KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Acknowledged 5 8. ADDRESS POSTING 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 fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. The property complies. 9. COMMERCIAL KITCHEN HOODS A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. There will not be any commercial exhaust hoods or fans needed. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. A group home with 6 to 16 occupants is a change of occupancy to R-3 in the IBC building code and requires a building permit to approve this occupancy. A fire sprinkler system is required for this change. Acknowledged. A sprinkler system is proposed. 2. A group home with 6 to 16 occupants who receive custodial care is a change of occupancy to R-4 in the IBC and requires a building permit to approve this occupancy. A fire sprinkler system is required for this change. Acknowledged. A sprinkler system is proposed. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. This project is responsible for dedicating any easements and/or rights-of-way that are necessary or required by the City for this project. If required, the applicant will be required to submit legal descriptions and exhibits to the City to review as part of this project. The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed Transportation Development Review Fee application and associated fees ($250/easement) will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Castle Ridge Court is a private street. We do not anticipate dedication of any easements and or rights-of- way. 2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. Acknowledged. 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 Acknowledged. 4. 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 6 reconstructed so that they do meet current ADA standards as a part of this project. Acknowledged. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: We will need the applicant to provide us with a letter or memo detailing the anticipated traffic they can expect on a daily basis at this site. Please include hours of operation, number of staff, deliveries, and expected daily quests. This will allow us to determine if a more thorough evaluation, or Traffic Impact Study, will be needed. See submitted memo Department: Electric Engineering Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com 1. Due to the change in use for the property, Light and Power would no longer own, or maintain your service conductor. It would become the responsibility of the property owner. Acknowledged. 2. Do you anticipate any changes to the existing service capacity? If so, you will be responsible for any system modifications as well as the additional capacity fee. Understood. 3. 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/ElectricServiceStandards_FINA L_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. Acknowledged Department: Erosion Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. No Comment from Erosion Control. Based upon the submitted Planning Materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, no Erosion Control Material submittal is needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Though the project at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash debris, landscape materials and other pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code 26-498. If complaint driven or site observation of the project seem not to prevent the pollutant discharge the City may require the project to install erosion and sediment control measures. Nearby inlets that 7 may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. Acknowledged. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 2. No site improvements (site specific comment): No improvements or increases in impervious area are indicated in the application, so there are no Stormwater requirements. Please contact Water Utilities Engineering (WaterUtilitiesEng@FCgov.com) if site improvements are anticipated. Acknowledged. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Other service district (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Acknowledged. Messages have been left. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com 1. INFORMATION ONLY: Our city cares about the quality of life it offers its residents now and generations from now. The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Acknowledged. The building is currently equipped with a solar array. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com 1. Is there any tree impact anticipated? If so, please contact City Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information. This meeting should occur prior to a PDP submittal. Significant trees should be retained to the extent reasonably feasible. 8 At this time, we do not anticipate any site improvements or tree impacts. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Acknowledged. 2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. No Subdivision Plat is proposed.