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HomeMy WebLinkAboutSTANFORD SENIOR LIVING - FDP210017 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 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/developmentreview April 29, 2021 Stephanie Hansen Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Stanford Senior Living, PDP200022, Round Number 2 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. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: 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! Response: Acknowledged Comment Number: 2 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: As part of your resubmittal 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 2 reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or Acknowledged. Response: Acknowledged ;) Comment Number: 3 Comment Originated: 04/20/2021 04/20/2021: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_Project Name_PDP_Rd2.pdf Response: Acknowledged Comment Number: 4 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Response: Acknowledged Comment Number: 5 Comment Originated: 04/20/2021 04/20/2021: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday April 12 May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Acknowledged Comment Number: 8 Comment Originated: 04/20/2021 04/20/2021: FOR HEARING: I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted. Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing 3 be delayed until such time as the Hearing can be conducted in person. Response: Our hearing was conducted remotely. Comment Number: 9 Comment Originated: 04/20/2021 04/20/2021: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Response: Acknowledged Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/04/2021 4/23/2021: FOR HEARING - Per discussion at the meeting, I've sent emails with ideas regarding design detail components of the architecture, with the primary comment being architectural screening in the garage openings along the main entrance walkway. Response: Coordination was completed prior to hearing Comment Number: 2 Comment Originated: 01/20/2021 01/20/2021: FOR HEARING - QUESTION: Trash and recycling are a major plan component. Will there be chutes in the building? Separate, side-by-side for trash and recycling, with recycling equal in size to trash? (I assume so, and we should have clear answers in case asked.) Response: Trash and recycling is provided in the enclosure along Monroe Dr. Comment Number: 3 Comment Originated: 04/23/2021 4/23/2021: FOR HEARING: I THINK the staff report will need to address a modification of a standard for the trash enclosure location. Now that we're looking at code sections for a staff report, I see that 3.5.1(I) states "No areas for outdoor storage, trash collection or compaction, loading or other such uses shall be located within twenty (20) feet of any public street, public sidewalk or internal pedestrian way. Notwithstanding the foregoing, areas for trash collection may be located within twenty (20) feet of an internal pedestrian way." I will follow with correspondence about a modification as I outline the staff report. Response: It was determined that a modification for the trash enclosure was not needed. Comment Number: 4 Comment Originated: 04/23/2021 4/23/2021: FOR HEARING - I haven’t commented on the basic site plan configuration based on Section 4.21(E)(2) in the General Commercial zone district, but please take a look at that and think about how you will address it if asked at the hearing. I will do the same. Response: The site plan conforms to section 4.21(E)(2) by providing an exterior courtyard on the corner of Monroe and Stanford. Comment Number: 5 Comment Originated: 04/23/2021 4 04/23/2021: FOR HEARING: Do you have or can you readily generate shadow analysis? In thinking in terms of all code sections, I have just realized that we should be prepared to address subsection 3.5.1 (G) Height Review which calls for shadow analysis. Clearly, there are no shadowing issues under that standard, but I will be preparing to answer the question if asked. Response: A shadow analysis was submitted with the first round PDP Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 6 Comment Originated: 04/20/2021 04/20/2021: for final: The City has updated its utility plan approval block and is only required on the cover sheet. A direct download to this can be found here: https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 · Updated approval block is now on the cover sheet. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/15/2021 04/15/2021: 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. 5 · Erosion Plan, report, and security calculation have been provided. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 4 Comment Originated: 01/18/2021 04/19/2021: FOR FINAL: Please dedicate easements for proposed as well as existing infrastructure on site. It appears there is a misalignment between some existing utilities and their associated easements on the site; please dedicate/vacate easements, as needed. See redlines for additional details. · See updated plat, utility plan, and horizontal control plan. The one storm easement in the south that appears to have no infrastructure in it will not be getting vacated with this plat. This easement has no impact on what is being proposed and thus there doesn’t seem to be a good reason to vacate it. 01/18/2021: 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. · Easement is being proposed see utility plans. Comment Number: 5 Comment Originated: 01/18/2021 04/19/2021: FOR FINAL: 01/18/2021: 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. · Spreadsheet is now included. Comment Number: 6 Comment Originated: 01/18/2021 01/18/2021: FOR FINAL: 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. · Thank you! Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/18/2021 04/19/2021: FOR FINAL: Please dedicate easements for proposed as well as existing infrastructure on site. It appears there is a misalignment between some existing utilities and their associated easements on the site; please dedicate/vacate easements, as needed. See redlines for additional details. 6 · See updated plat, horizontal control plan and utility plan for easement locations. No easements are being vacated because they do not impact the proposed site and they were also recorded via separate document. Because this area is not being revised in any capacity there will be no chance to verify that there is no infrastructure within the easement. 01/18/2021: Please clarify existing and proposed easements. See redlines for additional details. Comment Number: 2 Comment Originated: 01/18/2021 04/19/2021: FOR FINAL: 01/18/2021: 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. · Thanks for taking time to sit down with Northern back in May to go over these redlines. 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. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General 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. · Separation requirements are now being met. 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.) · Per our meeting on 7/6/2021 I think we have located the transformer in the best place possible. 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. · Acknowledged Comment Number: 6 Comment Originated: 01/19/2021 01/19/2021: INFORMATION: 7 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/buildersanddevelopers-. · Thanks for sitting down with us on 7/6/2021 to go over our proposed design. Comment Number: 9 Comment Originated: 04/20/2021 04/26/2021: UPDATED FOR FINAL: 04/20/2021: FOR HEARING: After some internal discussions, it is my belief that there is a city owned electric line joint trenched with the phone line shown on your plans to the north of your building. This line cannot be located underneath the proposed trash enclosure. Please show this line on your next plans as well as a proposed route for Relocation. · See plans Comment Number: 10 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: Thank you for providing a transformer location. This location works for Light and Power and meets all of our requirements. According to your submitted C-1 form, you will only need one transformer for this site. · Acknowledged Comment Number: 12 Comment Originated: 04/20/2021 04/26/2021: UPDATED FOR FINAL: 04/20/2021: FOR HEARING: The city owned electric line along the north side of your property is not currently located within a utility easement. Once that electric line is located on your plans, please add a utility easement to your plat to accommodate existing utilities as well as your new transformer location. · Line has been located and is now shown on the Utility plans. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/19/2021 04/19/2021: FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: The turf spec is located in the notes on the detail sheet. We have changed it to 90-10 Fescue mix by Turf Masters, LLC. I believe the specific blend is proprietary. 8 Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: Landscape Plans Comment Number: 7 Comment Originated: 01/19/2021 FOR FINAL APPROVAL 04/19/2021: FOR FINAL APPROVAL Continued: Thank you for resolving the separation issue between the hackberries. Please also increase the separation between the Kentucky coffeetrees in the area west of the drop off lane from 26 ft to 30 – 40 ft. Response: Trees have been separated by 7 more feet. 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. 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. 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: FOR FINAL: 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: Emails have been sent to PFA regarding this coordination. Please see included fire mitigation letter and call us to set up a meeting. 9 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 10 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. 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. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/19/2021 04/19/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 01/19/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 Comment Originated: 01/19/2021 04/19/2021: 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. · No redlines are being disputed at this time. 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.