HomeMy WebLinkAboutCASTLE RIDGE GROUP HOME - PDP210012 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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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
August 17, 2021
Stephanie Hansen
Ripley Design, Inc
419 Canyon Ave.
Suite 200
Fort Collins, CO 80521
RE: Castle Ridge Group Home, PDP210012, Round Number 1
Please see the following summary of comments from City staff and outside reviewing agencies for your submittal
of Castle Ridge Group Home. If you have questions about any comments, you may contact the individual commenter
or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone
at 970-416-2744 or via email at bbethuremharras@fcgov.com.
Responses in Orange contact architect
Responses in Purple contact landscape architect
Responses in Blue contact owner
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
07/15/2021: 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: Will do
Comment Number: 2
07/15/2021: 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
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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, avoiding responses like noted or acknowledged.
Response: Noted!
Comment Number: 3
07/15/2021: INFORMATION:
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
It may be appropriate to abbreviate some file types, such as Traffic Impact Study to TIS.
Response: Files names have been updated
Comment Number: 4
07/15/2021: 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: Understood
Comment Number: 5
07/15/2021: INFORMATION:
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 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 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: Understood
Comment Number: 6
07/15/2021: INFORMATION:
LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty
(180) days of receipt of written comments and notice to respond from the City
on any submittal (or subsequent revision to a submittal) of an application for
approval of a development plan, shall file such additional or revised submittal
documents as are necessary to address such comments from the City. If the
additional submittal information or revised submittal is not filed within said
period of time, the development application shall automatically lapse and become null and void.
Response: Understood
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Comment Number: 7
07/15/2021: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff would
need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior to the hearing.
I have attached the P&Z schedule, which has key dates leading up to the hearing.
Response: Understood
Comment Number: 8
07/15/2021: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff would need to be in
agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing.
Response: Understood
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Topic: General
Comment Number: 1
08/02/2021: FOR HEARING:
The intent of the group home standards are largely to integrate the use into the
existing neighborhood and to ensure compatibility through the preservation of residential character.
Modifications to the front façade should be limited to the maximum extent
feasible. Regarding the addition of the two doors to the street facing façade,
please consider facing the door inward to the courtyard or eliminating the door.
Response: Existing garage doors that face the street are to remain aesthetically. Please see updated elevation on Sheet A9. The
proposed man door north of the kitchen has been relocated to exit through the courtyard. Please see updated elevation on Sheet
A9.
Comment Number: 2
08/02/2021: FOR HEARING:
Regarding privacy, there are several areas of significant concern. First being
the north elevation of the house where seven large side facing windows are
proposed to be added. It is required that the placement of the windows
maximize the privacy for neighboring properties. Staff recommends the use of a
high-transom windows that still allow for daylight into each respective room but
preserve the privacy of the neighbors.
Response: Glazed egress windows are located on the bottom with high transom windows above. Glazed windows will be translucent
on exterior and transparent on interior.
Comment Number: 3
08/02/2021: FOR HEARING:
Second, along the south property line, additional landscaping should be provided for the rear yard
and existing bay window that provide direct views into the neighboring property.
The following elements should be integrated into the overall screening scheme to the extent feasible:
• dense stands of evergreen trees, canopy shade trees, ornamental trees,shrubs,
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vines, planters or other plantings
• plant material in conjunction with a screen panel, arbor, garden wall
• berming or other grade changes where it will help screen
Response: Due to a water line and other utilities it isn’t possible to add plantings. Therefore, the fence has been extended to the
front corner of the home.
Comment Number: 4
08/02/2021: FOR HEARING:
It appears that a fence is proposed around the site, please provide
specification sheet of the proposed fencing. Details should include height,
material, color, manufacturer. At the neighborhood meeting it was
communicated that only certain types of fencing (wrought iron) were permitted
within the site. Has the applicant been in contact with the HOA to ensure what is
being proposed is consistent with the neighborhood requirement?
Response: The existing fence will remain as-is or be replaced with a matching fence 1’-0” taller. The fence will be extended to the
front, south corner of the home.
Comment Number: 5
08/02/2021: FOR HEARING:
Regarding the garage doors, it was communicated at the neighborhood
meeting that the doors would remain in an effort to ensure architectural
compatibility with the neighborhood. It is now being demonstrated that the
garage doors will we reduced in width to accommodate a person door. What
opportunities exist to orient the door toward the courtyard or side lot line?
Response: Existing garage doors that face the street are to remain aesthetically. Please see updated elevation on Sheet A9.
Comment Number: 6
08/02/2021: FOR HEARING:
Please demonstrate the bike rack location on the site plan, it is not clear where
the four required spaces will be provided. Please also include a specification
sheet of the bike rack.
Response: Please see bike rack location in the courtyard. Please see specification sheet. Bike rack will be this bike rack or similar.
Comment Number: 7
08/02/2021: FOR HEARING:
Please provide the specification sheet for newly proposed doors. Doors should
be residential in character and provide similar architectural detailing to what exists.
Response: No new street facing exterior doors are proposed. All new exterior doors will face courtyard.
Comment Number: 8
08/02/2021: FOR HEARING:
How trash, recycling, hazardous materials, and laundry be managed on site?
For any pick-up service, please indicate the location and size of containers and
where they will be stored.
Response: Trash and recycling will be in the courtyard as shown on the revised plans. Typical residential sized containers. Laundry
will be done on-site.
Comment Number: 9
08/02/2021: FOR HEARING:
Regarding lighting, it appears many of the wall mounted fixtures are not fully
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shielded and down directional. Please provide a cut sheet of the proposed
lighting and locations of fixtures.
Response: Please see provided cut sheet.
Comment Number: 10
08/02/2021: FOR HEARING:
Regarding the kitchen, will there be any additional need for a vent fan on the
outside of the building? Please consider the location in a way that minimizes
noise impacts to neighbors and demonstrate the location on the site plan.
Response: Kitchen cooking and venting capacity are to remain the same.
Comment Number: 11
08/02/2021: FOR HEARING:
Please ensure all on-site landscaping is identified on the site/landscape plan.
The goal is to ensure that existing screening around the vehicle parking and
other elements around the site are maintained through the life of the project.
Response: Additional landscape is shown on the new tree mitigation sheet.
Comment Number: 12
08/02/2021: FOR HEARING:
How will the central courtyard be secured. It is not clear from the elevation plans
or site plan on how this area is secured and it appears that it will be open to the
Driveway. Please include specifications of this area.
Response: The courtyard will be secured with a gate that swings outward with the path of egress travel, has panic hardware on the
interior side and an automatic closer. A knox box will be provided on one of the adjacent walls for fire access. Please see
specification sheet. Gate will be this specific gate or similar.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 1
08/03/2021: INFORMATION ONLY:
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
Response: No dedications of easements or ROW is anticipated.
Comment Number: 2
08/03/2021: INFORMATION ONLY:
Larimer County Road Impact Fees and Transportation Expansion Fees are due
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at the time of building permit.
Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions.
Response: Understood
Comment Number: 3
08/03/2021: INFORMATION ONLY:
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 reconstructed so that they do meet current ADA standards as a part of this project.
Response: All existing driveways and ramps meet ADA standards. All proposed driveways and ramps will mee ADA standards.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
08/03/2021: FOR HEARING:
We have received and reviewed the Traffic Memo and narrative provided by the
applicant detailing the anticipated traffic to be generated by this facility. Based
on the estimated trip generation provided, this would not meet the threshold
outlined in the Larimer County Urban Area Street Standard to require a full
Traffic Impact Study.
We would however like to get more information, like an operational plan with
regard to the how the shift change will function with staff already utilizing the
existing spaces in the driveway. There is also a question about the legality of
limiting visitation to residents. This could potentially have an impact on peak
hour traffic, that may require further review.
Response: Our research has determined that it is legal to limit visitation. See provided operational plan.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
07/27/2021: FOR HEARING:
Fire access is required to within 150 feet of all exterior portions of any building,
interior courtyard or facility ground floor as measured by an approved route
around the perimeter. This measurement is taken from Castle Ridge Ct.
Perimeter access around the building is within an allowable distance with an
approved automatic fire-sprinkler system. It is unclear how access is provided
to the interior courtyard. If a gate is installed, it must be accessible by an
approved method. If the courtyard is closed off, an alternative method must be
requested for approval.
Response: There is a gate near the front of the house for access into the courtyard.
UPDATED:
The private street used for Fire Access is currently 28 feet in width. 20 feet of
access is required for 2 way traffic. The North side of Castle Ridge Ct. will be
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required to be striped with signage as no parking, fire lane. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, spacing and add details to the plans.
Response: Please see submitted alternative means and methods letter.
Comment Number: 2
07/27/2021: FOR HEARING:
ALTERNATIVE MEANS & METHODS - Where project size and scope and/or
site constraints conflict with fire code compliance, the intent of the fire code may
be met via alternative means and methods, as approved by the fire marshal. As
per IFC 104.8 & 104.9, the fire marshal may allow this approach when
perimeter access and/or aerial apparatus access requirements cannot be met
on the site plan. A written plan to meet the intent of the code via alternative
means and methods will need to be submitted to the Fire Marshal for review
and approval prior to FDP approval.
Response: Please see submitted alternative means and methods letter.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 2
08/02/2021: INFORMATION ONLY:
No improvements or increases in impervious area are indicated in the
application. If there are no site improvements that require grading or an
increase in impervious area, there are no Stormwater requirements. Please
contact Water Utilities Engineering (WaterUtilitiesEng@FCgov.com) if site
improvements are anticipated.
Response: See site plan for widening of driveway
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
08/02/2021: INFORMATION ONLY:
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.
Response: Redlines have been received and plans have been revised.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
07/22/2021: INFORMATION:
As stated in the conceptual review, this change in use will make this a
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commercial service both in monthly billing, and also in practice that the service
wire will now be customer owned.
Service Contact
Barb Andrews, Utility Services, 970.221.6394, bandrews@fcgov.com
Response: Understood
Comment Number: 2
07/22/2021: INFORMATION:
Is this project going to need an increase in capacity? If so, please provide a one
line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310
Response: One line diagram and C-1 form to Light and Power Engineering are in the process of being completed.
Comment Number: 3
07/22/2021: 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: Understood
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
07/26/2021: INFORMATION ONLY:
Mail Creek Ditch qualifies as a natural habitat or feature meriting protection
under LUC 3.4.1. Will the rear landscaping or exterior lighting be altered?
-If rear landscaping is altered please provide a landscape plan that details the
species (with scientific names) of the species to be used, quantities, seed
mixes/turf varieties, etc.
-If the rear exterior lighting is altered, please provide a photometric plan, fixture
cutsheets, etc. to ensure compliance with LUC 3.2.4 that prohibits light spillage
into natural habitats and features.
Response: No changes to the rear landscape or lighting are planned. The rear fence will be replaced with a taller fence in the same
location. The retaining wall will not be altered.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1
08/02/2021: FOR HEARING:
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Thank you for including the existing trees labeled on the landscape plan. Please
also include the tree inventory table from the tree inventory conducted in March
of 2021—this is available from choltz@fcgov.com if necessary. Although there
are no tree impacts anticipated, we still need a record of existing trees.
Response: Please see tree mitigation plan
Comment Number: 2
08/02/2021: FOR HEARING:
Though there are no anticipated site improvements or landscaping anticipated,
in addition to the Site Plan notes, please also include the General Landscape
notes, and Tree Protection notes on the landscape plan. These are available
from the Development Review Coordinator or from choltz@fcgov.com
Response: Notes have been added to the plans
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
07/27/2021: INFORMATION ONLY:
Since no outside site improvements are proposed with this proposal, there are
no comments or requirements from Erosion and Sediment Control.
Response: A slight increase of concrete driveway is now proposed.
Department: Building Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
08/02/2021: BUILDING PERMIT:
This will be a complete change of occupancy from a single family house building
under the IRC to a group home under the IBC and appears to be classified as an R-4 occupancy.
Response: Understood
Comment Number: 2
08/02/2021: BUILDING PERMIT:
Accessibility upgrades are required throughout for a complete change of
occupancy per 305.4.2 (2018 IEBC). Exterior site impacts include: accessible
parking with passenger loading zone, accessible route, and entry.
Response: Please see added accessible parking space with passenger loading zone.
Comment Number: 3
08/02/2021: BUILDING PERMIT:
Change of occupancy with an increase in energy usage requires insulation
upgrades. For questions on this requirement, Contact Brad Smith Brsmith@fcgov.com
Response: Understood.
Comment Number: 4
08/02/2021: INFORMATION:
Please visit our website for a list of current adopted building codes and local
amendments for building permit submittal:
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https://www.fcgov.com/building/codes.php
https://www.fcgov.com/building/energycode
Comment Number: 5
08/02/2021: FOR HEARING:
If the 'fire area' of the existing building exceeds 5,000 sf, then a fire suppression system is required.
Response: A fire suppression system is being provided.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
08/03/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Acknowledged.
Department: Outside Agencies
Contact: Sam Lowe, FCLWD/SFCSD, (970) 226-3104 Ext 113, SLowe@FCLWD.com,
Topic: General
Comment Number: 1
08/06/2021: FOR HEARING:
Please see attached.
Response: See updated drawings and responses