HomeMy WebLinkAboutCASTLE RIDGE GROUP HOME - PDP210012 - SUBMITTAL DOCUMENTS - ROUND 4 - 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
January 05, 2022
Russ Lee
Ripley Design, Inc
419 Canyon Ave.
Suite 200
Fort Collins, CO 80521
RE: Castle Ridge Group Home, PDP210012, Round Number 3
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.
Landscape Architecture
Architecture
Civil
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!
Ripley: Acknowledged.
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 acknowledge
Ripley: Acknowledged.
Comment Number: 3
01/05/0222: 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_PRO JECT 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.
Ripley: Acknowledged.
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.
Ripley: Acknowledged.
Comment Number: 5
07/15/2021: INFORMATION:
Temporary Service Changes - City of Fort Collins Development Review
In order to continue providing thorough reviews and g iving 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).
Ripley: Acknowledged.
Comment Number: 6
07/15/2021: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
(LUC 2.211 Lapse, Rounds of Review).
Ripley: Acknowledged.
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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, whic h has key
dates leading up to the hearing.
Ripley: Acknowledged.
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 ne ed to be in
agreement the project is ready for Hearing approximately 3 to 5 weeks prior to the hearing.
Ripley: Acknowledged.
Comment Number: 9
01/05/2022: FOR FINAL PLAN:
All plans should be saved as optimized/flattened PDFs to reduce fi le size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley: Acknowledged.
Comment Number: 10
01/05/2022: FOR FINAL PLAN:
The request will be subject to the Develo pment Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php. Final Development Plan
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 For t
Collins fee schedule is subject to change – please confirm fees before submitting.
Payments can be made by check or credit card.
If paying by check, make payable to City of Fort Collins. This is accepted at the
Development Review Center, 281 N College Ave, Fort Collins, CO 80524 by
mail or can be placed in the blue drop box located at the west side of the
building. Please mark it to my attention and reference the project it is
associated with.
If paying by credit card, I can process the payment over the phone with you.
Credit card payments include a convenience fee of 2% + $0.25 added to all
payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
Ripley: Acknowledged.
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Comment Number: 11
01/05/2022: INFORMATION:
LUC 2.211(D) Project Development Plan. Following the approval of a
project development plan and upon the expiration of any right of appeal, or upon
the final decision of the City Council followi ng appeal, if applicable, the
applicant must submit a final plan for all or part of the project development plan
within three (3) years... If such approval is not timely obtained, the project
development plan (or any portion thereof which has not rec eived final approval)
shall automatically lapse and become null and void.
Ripley: Acknowledged.
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Topic: General
Comment Number: 2
01/03/2022: FOR HEARING - POINT OF CONVERSATION:
It is unlikely that the climbing vines will be successful on the north side of the
home because the existing vegetation would create too much shading for the
plants to be successful. It's suggested that the proposal use some kind of fixed
or adjustable louvered window treatment on the exterior of the home. Ultimately,
if not resolved before hearing a condition will be recommended to the
commission for this to be adequately addressed.
Please see updated proposed screening lattice on Sheet A2. No vegetation will grow on lattice, but lattice has increased in
opacity to increase privacy.
An alternative, and unfavorable, option to the lattices would be similar to the following product -
https://pcshuttersusa.com/products/bahama-shutters/
This product would increase privacy, but at the cost of the health and well being of the facility’s residents due to the lack
of natural light, ventilation and views to nature.
09/21/2021 FOR HEARING:
Windows should be translucent on both sides.
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
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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.
Comment Number: 3
01/03/2022 FOR HEARING - UNRESOLVED:
Additional screening along the south property line was to block views into the
rear yard. There was a previously approved landscape plan that did a good job
in vegetating the area, however, it appears that all the plants have since died.
Let's chat in greater detail about this.
Ripley: We have added dense landscaping along the south property line to block views into the neighboring rear yard.
09/21/2021 FOR HEARING - UNRESOLVED:
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
Comment Number: 8
01/03/2022 INFORMATION ONLY:
A point of conversation for the trash, it appears that the locat ion in the courtyard
has morphed into being located within an enclosure. This is something that is
not required by code. The standard only requires that the bins contain equal
capacity between trash/recycling and that they be screened from public vie w.
This enclosure is to keep residents from tampering with the trash .
09/21/2021 FOR HEARING - UNRESOLVED:
How will hazardous materials be handled on site? Container location, size, etc..?
Ripley: As this is only a memory care facility and not a medical facility, there will be no hazardous materials handled on
site.
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.
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."
Note has been added to the Site Plan – New on Sheet A1.
08/02/2021: FOR HEARING:
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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.
Comment Number: 14
01/03/2022 FOR HEARING:
The operational plan has not been updated in accordance with the previous comment.
Ripley: We have provided an updated operational plan that is accordance with the previous comment.
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
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.
Department: Engineering Develo pment Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 5
01/04/2022: FOR HEARING:
On the Utility Plans, please correct the depiction of Castle Ridge Court by
eliminating "Right Of Way Vari es" as this implies a public street. "Right Of Way
Varies" should be changed to "Private Street". I would suggest further adding
that Caste Ridge Court is "Tract B of Castle Ridge at Miramont P.U.D." and is a
"Utility, Drainage and Access Easement" which provides the clarity for the work
to occur in the Castle Ridge Court as a private (and not public) street.
RE: Street label name changed to “CASTLE RIDGE COURT, PRIVATE STREET, TRACT B OF CASTLE
RIDGE AT MIRAMONT P.U.D.”
Comment Number: 6
01/04/2022: FOR HEARING:
Please correct the misspelli ng of Miramont on the site and utility plans, there is no "u" in Miramont.
RE: Corrected Miramont spelling at all applicable instances.
Comment Number: 7
01/04/2022: FOR FINAL PLAN:
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Please provide the utility plan approval block linked belo w at the bottom right
corner of the cover sheet for the utility plan set:
https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399
RE: Utility Plan approval block added to Cover Sheet at bottom right of page.
Department: Light and Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
01/04/2022: INFORMATION - UPDATED:
After consulting with our legal team and our finance department, it has been
determined that this property will remain a residential service, and we will
continue maintaining and owning the service wire. Thank you for your patience.
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/u ploads/c-1_form.pdf?159767 7310
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: 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.
RE: Fire Flow Data Block changed to reference 2021 IBC. Occupancy group maintained at R -4 (“Group
Homes”). Refer to updated Cover Sheet.
Comment Number: 2
08/02/2021: BUILDING PERMIT:
Accessibility upgrades are required throughout for a compl ete change of
occupancy per 305.4.2 (2018 IEBC). Exterior site impacts include accessible
parking with passenger loading zone, accessible route, and entry.
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Acknowledged. Site already accessible
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
Acknowledged. Already in discussion with Brad
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
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. Already in discussion with Brad
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
01/03/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
12/27/2021: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com