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HomeMy WebLinkAboutCASTLE RIDGE GROUP HOME - PDP210012 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 Applicant response to comments-12-8-21 fcgov.com/developmentreview November 30, 2021 Stephanie Hansen Ripley Design, Inc 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 RE: Castle Ridge Group Home, PDP210012, Round Number 2 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. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 2 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! 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 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. 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. *Please disregard any references to paper copies, flash drives, or CDs. 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 3 plans, please notify me advanced notice as possible. 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). 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. 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 4 (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. 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 to 5 weeks prior to the hearing. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 2 09/21/2021 FOR HEARING - UPDATED: Windows should be translucent on both sides. – Screen trellis have been provided to screen windows. Windows will be transparent. 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. We have added trellises with vining plants in front of the windows to help maximize the privacy of the neighboring properties. 5 Comment Number: 3 09/21/2021 FOR HEARING - UNRESOLVED: - Significant tree and plant material exists on the southern neighbor’s property that currently provides screening. Additional plant material between the house and the property line would be in conflict with the neighbor’s landscape (see photos below) A waterline also currently runs along the southern property. The separation requirements from shrubs and trees to waterlines makes planting along a portion of the house unfeasible. A screen trellis has been provided to screen the bay window from the neighbor. 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, 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 6 The addition of vined trellises in front of the bay window has been added to help obstruct the direct views and maximize the privacy of the neighboring property. Comment Number: 4 09/21/2021 FOR FINAL PLAN - UPDATED: - See site plan for fence location and details. Fencing requirements for the backyard will be a 72-inch tall 3 rail wright iron style fence. This request will go through the architectural review committee via a reasonable accommodation request for this project. Please add specifications to site plan set. 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? Comment Number: 6 09/21/2021 FOR FINAL PLAN - UPDATED: Please add bike rack specs to site plan set. 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 location of bike racks in courtyard on the Site Plan – New on Sheet A1. Please see added U Bike Rack to Sheet A2 Comment Number: 8 09/21/2021 FOR HEARING - UNRESOLVED: How will hazardous materials be handled on site? Container location, size, etc..? 7 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. Please see added trash enclosure to the courtyard on the Site Plan – New on Sheet A1. Trash enclosure can only be accessed by employees. Employees will move trash and recycling bins to the necessary location on trash pick up. There will be no hazardous materials on site. Medical waste (pill bottles) will be in a locked container and removed by professional company approximately once a quarter. All laundry will be managed on site. Comment Number: 9 09/21/2021 FOR HEARING - UNRESOLVED: Plan still does not show locations of light fixtures on the building. 08/02/2021: FOR HEARING: Regarding lighting, it appears many of the wall mounted fixtures are not fully shielded and down directional. Please provide a cut sheet of the proposed lighting and locations of fixtures. Please see added location of all exterior wall mounted light fixtures that are to be replaced on the Site Plan – New on Sheet A1. Please see added cut sheet of proposed light fixture on Sheet A2. Comment Number: 10 09/21/2021 FOR HEARING - UPDATED: Please add note to site plan indicating, "An industrial kitchen vent fan shall not be permitted on the outside of the building." 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. There will be no need for additional venting. Comment Number: 12 8 09/21/2021 FOR FINAL PLAN - UPDATED: Please add these specifications to the site plan. 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. Central courtyard will be secured with a gate equipped with a closer, panic hardware and knox box hardware. Please see location on the Site Plan – New and Courtyard Gate Details on Sheet A1 and A2. Gate opens to driveway in the direction of egress travel for life safety. Comment Number: 13 09/21/2021 FOR HEARING: There is significant concern around the removal of existing arborvitae along the driveway. These are seen to provide critical screening for the site and adjacent property. 3.2.2(K) allows for a reduced stall dimension. One compact 8x15 stall can be utilized and the other can be classified as "long-term" and be a dimension of 8.5x18 and the last one "van accessible" space can be 16x18. Stall dimensions have been adjusted and arborvitae are now to remain. Comment Number: 14 09/21/2021 FOR HEARING: Regarding the Operation Plan, staff would only consider the operation of the facility under its full occupancy and not a staged approach. The operational plan should really describe each individual element of traffic (e.g., deliveries, trash, employee 1, 2, 3, mail, etc...). I've asked Traffic Engineering to provide you with an example that would be appropriate. From the initial review of the Operational Plan staff will be recommending the following conditions: "Visiting hours shall be limited from 9AM to 6PM, 7-days a week" "Visitation shall be scheduled in a way that limits the impacts to on-street 9 parking and staggers traffic in and out of the neighborhood." "In an effort to mitigate overlap in the need for staff parking during shift changes, the group home shall provide monetary incentives to encourage: 1) last mile carpooling from Fossil Creek Park; 2) public transit 3) bicycle ridership" "Supply, food, and medication delivery shall be limited to certain times of day that do not overlap employee shift changes and should be limited to 9-6PM, 7-days a week" We realize that these will require some tweaking based on how the Operation Plan is updated, however, once finalized we will ask that the notes be added to the site plan. Operational Plan for Miramont Memory Care o Visiting hours shall be limited from 9AM to 6PM, 7 days a week and scheduled in a way that limits the impacts to on street parking and staggers traffic in and out of the neighborhood. Until such a time as COVID is no longer a public health concern we can enforce both scheduled visitation times and numbers of visitors. o To mitigate overlap in the need for staff parking during shift changes, the group home shall provide monetary incentives to encourage: 1) last mile carpooling from Fossil Creek Park; 2) public transit 3) bicycle ridership. Morning and night staff shift changes will not impact traffic and pedestrian concerns with Werner Elementary School as these shift changes occur greater than 2 hours before or after school is in session. The afternoon shift change will be completed at least 30 minutes prior to the last school bell and will have minimal traffic and pedestrian impacts on Werner Elementary School. o Medication delivery, consultants, and planned deliveries shall be limited from 9 AM to 6 PM, 7 days a week and not overlap employee shift changes. o Trash will be picked up with standard residential service on Mondays with the rest of Castle Ridge community. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 4 09/21/2021: FOR HEARING: Engineering is ready for hearing. Department: Traffic Operation 10 Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 2 09/21/2021: FOR HEARING: - Thank you for providing the Operational Plan. We would like to get some additional details with regard to how the facility will operate once it is at full capacity, with Covid restrictions lifted in order to gauge the impacts of the peak traffic times for this facility. More information about the staggering of shifts, i.e. will you have six staff members on site during the shift change? Will deliveries, doctors visits, be restricted to certain times outside of shift changes? Werner Elementary starts at 8:50 AM and lets out at 3:28 PM. Morning shift starts at 6:45 AM (three care givers) and does not conflict with traffic for school drop off or pedestrian students. The evening shift (3 caregivers) will arrive at 2:45, a 15 minute (at most) check out from the morning staff will occur and the morning staff should be off site by 3:00 PM. There should be minimal conflict with any school pick up traffic and no conflict with pedestrian students. The night shift (one care giver) starts at 10:45 PM and there should be no conflicts with traffic or pedestrians. To mitigate traffic and parking constraints between the morning and evening shift changes caregivers will be monetarily incentivized for carpooling and/or using multimodal transit options. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 2 09/21/2021: INFORMATION: Thank you for the response. 08/02/2021: INFORMATION: 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 11 contact Water Utilities Engineering (WaterUtilitiesEng@FCgov.com) if site improvements are anticipated. Department: Outside Agencies Contact: Sam Lowe, FCLWD/SFCSD, (970) 226-3104 Ext 113, SLowe@FCLWD.com, Topic: General Comment Number: 2 09/21/2021: FOR HEARING: Please see attached. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 09/21/2021: INFORMATION - UPDATED: We have been in contact with our legal team within utilities to try to determine what the appropriate billing rate would be for this property after the change of use. There has not been an official determination yet, but we will keep you updated as we receive information. 07/22/2021: INFORMATION: As stated in the conceptual review, this change in use will make this a commercial service both in monthly billing, and also in practice that the service wire will now be customer owned. 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?1597677310 12 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. 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. 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 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. Central courtyard will be secured with a gate equipped with a closer, panic hardware and knox box hardware. Please see location on the Site Plan – New and Courtyard Gate Details on Sheet A1 and A2. Gate opens to driveway in the direction of egress travel for life safety. Comment Number: 2 13 9/17/2021: FOR HEARING - UPDATED: The submitted alternative method of compliance does not meet the intent of the code. A fire lane for two-way traffic is required to be minimum of 20 ft wide. As the street would be looked at as a fire lane, the width is required the entire distance in order for the fire apparatus to travel and turnaround. The fire lane would need to be dedicated EAE and signed on the north side to allow for this. The applicant has had further conversations and correspondence with PFA. The issue has been resolved 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. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 2 09/21/2021: INFORMATION: Was a turf conversion undertaken at this property? Turf has been removed from the front lawn. Lower-water use Texas bluegrass has been planted. 14 Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 3 09/21/2021: FOR HEARING: Please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter with specific details of the reasons for removal. For example, tree X removed due t grading; grading proposed to enhance storm water flow in this section of the development. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. The existing trees will now remain with a redesign of the driveway per planning’s recommendations Comment Number: 4 09/21/2021:FOR HEARING: Now that there are anticipated tree impacts, please include the following City of Fort Collins notes: 15 Tree Protection Notes 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 Comment Number: 5 09/21/2021: : FOR HEARING: As 7 mitigation trees are required with the 5 tree removals, please ensure all mitigation trees are the required size (see below). Please also indicate on the landscape plan which trees are mitigation trees. 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 Comment Number: 5 09/21/2021: FOR HEARING: According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Due do your spatial constraints I understand that ornamental trees are best for this site. Please include a request for variance in your existing tree removal feasibility letter. 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. Acknowledged. Comment Number: 2 16 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. Site is has one ADA space and an accessible route. 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 In conversation with building department on what these insulation upgrades may be. 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: https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode Acknowledged. Comment Number: 6 09/20/2021: BUILDING PERMIT: Garage spaces converting to habitable space need to be insulated to current code (walls + floor/foundation + roof). Acknowledged. 17 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 09/20/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP.