HomeMy WebLinkAboutSTANFORD SENIOR LIVING - PDP200022 - - 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
July 17, 2020
Stephanie Hansen
Ripley Design
Fort Collins, CO
Re: Stanford and Monroe Longterm Care Facility -Responses
Description of project: This is a request to build a four-story, long-term care facility for
seniors with underground parking at the southwest corner of Monroe Dr. and Stanford Rd.
(parcel #9725313003). Onsite parking will be accommodated in an underground parking
Garage and shared parking surface lot. Access is proposed from Stanford Rd. to the east and Monroe Dr. to the north.
The property is within the General Commercial (CG) zone district and is subject to Planning &
Zoning Board (Type 2) Review.
Please see the following summary of comments regarding Stanford and Monroe Long-term
Care Facility. 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, Tenae Beane via phone at
970-224-6119 or via email at tbeane@fcgov.com.
If you have questions for comments in:
Purple: Contact Stephanie Hansen at Ripley Design
Blue: Blaine Mathisen at Northern Engineering
Orange: Chris Aronson at VFLA
Green: Ruth Rollins at Rollins Consult
Comment Summary
Development Review Coordinator
Contact: Tenae Beane, 970-224-6119, tbeane@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
2
informed of any phone conversations. Thank you!
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,
would be present to facilitate the meeting.
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.
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.
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.
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.
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.
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 in person
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.
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
3
1. Planning staff sees virtually no comments at this conceptual level. In an actual submittal,
some specific considerations will include parking counts with a minimum of
1 space per 2 employees on a major shift plus .33/ spaces per bed as the basic
standard.
Somewhat related to parking, trash and recycling is a crucial consideration to be included
in the fundamental site plan layout (or garage layout if it is to be accommodated inside).
Response: Understood. Trash enclosure is located on the northwest corner of the building
2. 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.
Response: Acknowledged.
3. 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. Response: Acknowledged.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. The site plan sketch shows a detached sidewalk along Stanford which should be
implemented with this proposal in accordance with a collector roadway cross section (5
foot sidewalk and 8 foot parkway.) Existing above ground utility pedestals that would be
in the parkway would need to be moved behind the walk or convert to flush mounted.
Response: A detached 5’ sidewalk is now provided along the west side of Stanford. Additional ROW is being dedicated with this plat
because of this change.
2. Existing access ramps at the drive approaches along both ends of the property would
be evaluated for City/ADA compliance and would need to be replaced if not in
Conformance.
Response: The ADA ramp at the site entrance along Stanford has been updated to the current high volume ramp per LCUASS. The
ADA ramp at the intersection at Monroe and Stanford looks to be in compliance and matches the northern side of Monroe where the
Cycle Apartments were recently just built.
3. Right-of-way dedication to correspond with the back of the detached sidewalk for
Stanford is required with a 9 foot utility easement then dedicated behind the
Walk/right-ofway-.
Response: We are dedicating additional R.O.W and vacating the existing 8’ Utility Easement. I am going to be honest but I missed
this comment when laying out the site and proposed easements and I just added back in the 8’ UE instead of up sizing it to the
standard 9’ UE. I will update the easement to 9’ next round and double check setbacks again. Thanks for your understanding.
4. The property lines would appear to show that part of the development would extend onto
separate parcels. Verification of access/easements would be reviewed as part of the
Application.
Response: An updated plat has been submitted with PDP round 1
4
5. The remaining comments below are standard comments applicable with the
development application. Feel free to contact me with any questions on the general
comments below, or site specific comments above.
Response: Acknowledged comments below. Thank you.
6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
7. 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
8. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
9. 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.
10. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
11. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project (i.e. drainage, utility, emergency
access). This shall include the standard utility easements that are to be provided behind
the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other
street classifications). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
12. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
14. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
15. In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
5
Development Construction Permit application.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. Please provide more information on the size of the building. That is needed to estimate
the amount of new traffic to be generated by the proposal. It is likely that some sort of
traffic review will be needed - perhaps just a memo or intermediate study. Contact our
department to scope the study.
Response: Please see submitted TIS.
2. Thank you for showing adjacent street improvements - especially sidewalks. Work with
the engineering department on those details. The sidewalk along Monroe should not
'bend' around the drop off - it should stay close Monroe.
Response: See revised site plan.
3. Access locations are in good locations. Thank you.
Response: See revised site plan.
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
1. Sidewalk on Monroe should continue along the street to allow non-patron pedestrians to
walk without going through the main entrance.
Response: See revised site plan.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
6. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Foothills Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The
stormwater criteria manual is available on our website here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu
Idelinesregulations/-stormwater-criteria
Response: Stanford Senior Living project conforms to the Foothills Master Drainage Plan. Stanford Senior Living project is also
apart of the Strachan Subdivision 3rd Filing Master Drainage Plan from the 80’s. There is an existing agreement in place with Warren
Lake Company for them to detain and treat runoff from this site. However, that report does not meet current FCSCM so Stanford
Senior Living proposes a hybrid mix between utilizing the previous agreement with Warren Lake Company while also abiding by
FCSCM standards. See Preliminary Drainage Report with this submittal for additional information. Northern reached out to Shane
Boyle a few months ago to vet this conceptual idea.
7. Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the fourstep- process for selecting structural BMPs.
Response: Four-step process is addressed in the drainage report. LID is provided via Stormtech Isolator Rows.
6
8. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the Stanford Road curb & gutter
or the storm sewer at the intersection of Stanford and Horsetooth.
Response: Outfall is to existing 36” RCP that was sized for the 10-year event. See utility plans and drainage report for additional
information.
9. Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate.
Please note that the City has landscaping requirements for stormwater detention ponds.
These requirements can be found in the Fort Collins Stormwater Criteria Manual,
Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and
Guidelines for Stormwater and Detention Facilities).
Response: Stanford Senior Living project was apart of the Strachan Continental Subdivision Master Drainage Plan. There is an
agreement in place with Warren Lake Company to detain and provide water quality for this lot. However, the master drainage plan
does not meet FCSCM standards. Therefore, Stanford Senior Living project is proposing detaining the difference between the
existing 10-year and developed 100-year. Please refer to the drainage report for additional clarification. The Strachan Continental
Subdivision report is included with the Stanford Senior Living drainage report.
10. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume-based stormwater storage, including extended detention basins.
11. Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In addition,
the City requires the use of Low Impact Development (LID) methods to treat stormwater
quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements;
the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other
options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or LID
water quality methods. Accepted methods are described in the Fort Collins Stormwater
Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
7
Response:100% of WQCV is being provided via LID treatment using isolator rows. See drainage report for additional details.
12. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
Response: SWMP report and Erosion Control Plan will be provided first round FDP.
13. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
14. Fees (standard comment):
The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There are existing 8-inch water mains in Monroe Dr and in the private drive at the south
boundary of the site, as well as a 12-inch water main in Stanford Rd. Please note, the
water main in Monroe is a dead end main and is not suitable for water service to this
development unless a looped system is constructed as part of this development.
Response: No services are tying into Monroe. See utility plans for service locations.
2. Existing Sewer Infrastructure (site specific comment):
The possible sewer connection points for this development are either the existing
manhole in Monroe at the northwestern corner of the site or the 8-inch main in the
parking lot at the very south end of the site.
Response: Stanford Senior Living will be utilizing the main in the parking lot to the south. Monroe inverts do not work for our site.
3. Service separation (standard comment):
Separate water and sewer services will be required to service any residential use and
8
commercial uses.
4. Service sizing (standard comment):
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.
Response: Sizing will be provided at first round FDP.
5. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
7. Fees (standard comment):
Development fees and water rights will be due at building permit. These fees are to be
paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
8. Grease Interceptor (Standard Comment)
If commercial cooking facilities are proposed these may require a grease interceptor on
the sewer service. To discuss the City’s requirements, please contact Wes Lamarque
at (970) 416-2418 or WLAMARQUE@fcgov.com
Department: Erosion Control
Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com
1. Information Only:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for
a need for Erosion and Sediment Control Materials to be submitted.
The erosion control requirements are located in the Stormwater Design
Criteria in Chapter 2 Section 6.0 a copy of the requirements can be
found at www.fcgov.com/erosion
Response:Erosion Control Plan and SWMP will be provided at first round FDP.
2. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
3. For Final:
Please submit an Erosion Control Report to meet City Criteria.
4. For Final:
9
Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria.
5. Information only:
Based upon the area of disturbance, State permits for stormwater will
be required since the site is over an acre and should be pulled before
Construction Activities begin.
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
1. INFORMATION:
Light and Power has a three phase vault on the SW corner of Stanford Rd and Monroe
Dr. We can utilize this vault to bring three phase power on to your site.
Response: Thank you for the information. See utility sheet for our tie in location for electric service.
2. 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.
3. 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.)
4. FOR FINAL:
Please provide a one line diagram and a C-1 form to Light and Power Engineering. The
C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
5. INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone service.
Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.
6. INFORMATION:
Electric Capacity Fee, Building Site charges and any system modification charges
necessary will apply to this development.
7. 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/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.
Department: Environmental Planning
Contact: Scott Benton, sbenton@fcgov.com
10
1. INFORMATION ONLY: Generally an Ecological Characterization Study (ECS) is
required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within
500 feet of LUC defined natural habitats and features (wetlands along Warren Lake).
However, as there is an intervening parcel and two roads between the pond and this
property, and the standard buffer would not extend to this proposed project’s parcel, the
ECS is waived for this site. However, please consider the use of native plants to
complement the natural feature. City of Fort Collins Natural Areas Department list of
native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Response: Understood
2. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)],
requires that to the extent reasonably feasible, all plans be designed to incorporate
water conservation materials and techniques. This includes use of low-water-use plants
and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much
as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds)
landscaping and maintenance are also encouraged. Please refer to the Fort Collins
Native Plants document available online and published by the City of Fort Collins Natural
Areas Department for guidance on native plants is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort
Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
Response: Understood
3. FOR SUBMITTAL: Please clarify specific turf species on the Landscape Plan and the
blend percentages to ensure the project water budget chart gets adequately calculated.
Response: Note 14 on the landscape plans call out Texas Bluegrass/Kentucky Bluegrass Hybrid Vortex by Korby.
4. FOR SUBMITTAL: If tree removal is necessary, please include the following note on the
tree mitigation plan and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO
IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY
SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS
ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND
FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
Response: Understood. Note is located on tree inventory page as well as landscape notes
5. FOR SUBMITTAL: Please submit a site photometric plan and luminaire schedule. All
lighting shall have a nominal correlated color temperature (CCT) of no greater than three
thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully
shielded and down-directional to minimize up-light, spill-light, glare and unnecessary
diffusion on adjacent property. Please also consider fixtures with motion-sensing or
dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor
lighting, cooler color temperatures are harsher at night and cause more disruption to
biological rhythms for humans and wildlife. The American Medical Association (AMA)
11
and International Dark-Sky Association (IDA) both recommend using lighting that has a
CCT of no more than 3000K to limit the amount of blue light in the night environment.
Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further
information regarding health effects please see:
http://darksky.org/amareportaffirmshumanhealthimpactsfromleds/
Response: A photometric plan has been provided. All lights are full cut-off and 3000k.
6. 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) ClimateWise Program: http://fcgov.com/climatewise, contact
climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php
3) Utilities Building Energy Scoring:
https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein
at 970-416-4325 or klongstein@fcgov.com
4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-
2312 or rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact David
Suckling at 970-416-4251 or dsuckling@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at
jfeder@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 07/14/2020: PRE-SUBMITTAL: Forestry Tree Inventory
Trees provide many environmental and socioeconomic benefits including reduced
cooling expenses, providing natural wind breaks, improving air quality, and increasing
property values. There appear to be existing private trees on-site and near the limits of
development. What are the anticipated impacts to them associated with this
development? Regardless of tree impact, please schedule an on-site meeting with City
Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information. Existing
significant trees should be retained to the extent reasonably feasible. This meeting
should occur prior to first round PDP.
Response: Tree walk was completed.
2. 07/14/2020: INFORMATION ONLY FOR PDP
Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements.
This should include the existing tree inventory, any proposed tree removals with their
locations clearly noted and any proposed tree plantings (including species, size,
quantity, and method of transplant). The plans should also include the following City of
Fort Collins notes:
12
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
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
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
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
Response: Notes have been added
3. 07/14/2020: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not limited to
water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs.
Please adjust tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
Response: Understood
4. 07/14/2020: INFORMATION ONLY FOR PDP
If there are trees that create a significant burden to the project, 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 detailing the specific
reason for each tree removal. 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
13
Requirements.
Response: Letter is included
5. 07/14/2020: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least
(50%) of all tree plantings.
Response: Understood
6. 07/14/2020: INFORMATION ONLY FOR PDP
Please preserve and maintain any significant healthy trees along Monroe Dr. If trees
along Monroe are found to be in less than fair condition, Forestry may recommend
removing these and placing a detached walk and tree lawn along Monroe. Forestry
would like to see a detached walk and tree lawn along Stanford Drive with street trees.
Response: Trees along Monroe are in fair condition. Tree lawn has been placed along Stanford.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. OCCUPANCY GROUP CLASSIFICATION
Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International
Fire Code. Occupancy classifications will be assigned to various portions of the building
and those areas shall meet minimum code requirements respective to that Occupancy
Group. Contact the Building Department for details on occupancy classification. Based
upon stated uses of the building, occupancy group classifications include:
> Group R-2 occupancy
> Group I occupancy
> Group A-2 occupancy
> Group B occupancy
The following comments are reflective of the most restrictive, Group I occupancy.
Response: Understood. Multiple meetings have occurred with Russ Hovland to review the building code occupancy types and
construction types.
2. AUTOMATIC FIRE SPRINKLER SYSTEM
This mixed--use building will require a full NFPA automatic fire sprinkler system. See
also, requirements for buildings four or more stories in height.
Response: The building is fully sprinklered.
3. FIRE ALARM & DETECTION SYSTEMS
> A manual fire alarm system that activates the occupant notification system in
accordance with Section 907.5 shell be installed in Group I occupancies.
> An Automatic smoke detection system that activated the occupant notification system
in accordance with Section 907.5 shall be provided.
See exceptions.
Response: Understood.
4. BUILDINGS FOUR OR MORE STORIES IN HEIGHT
> ROOF ACCESS: New buildings four or more stories above grade plane, except
14
those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent
slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be
in accordance with IFC 1011.12. Such stairways shall be marked at street and floor
levels with a sign indicating that the stairway continues to the roof. Where roofs are used
for roof gardens or for other purposes, stairways shall be provided as required for such
occupancy classification (IFC 504.3).
Response: Both stairwells had direct access to the roof.
> FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings
and structures in accordance with Section 905 of the 2018 International Fire Code.
Approved standpipe systems shall be installed throughout buildings where the floor level
of the highest story is located more than 30 feet above the lowest level of fire
department vehicle access. The standpipe system shall be capable of supplying a
minimum of 100 psi to the top habitable floor. An approved fire pump may be required
to achieve this minimum pressure. Buildings equipped with standpipes are required to
have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905
and 913).
Response: Understood.
> HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe
system installed in accordance with Section 905 shall have a fire hydrant capable of
providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire
department connections. Exception: The distance shall be permitted to exceed 100 feet
where approved by the fire code official (IFC 507.5.1.1).
Response: Understood. A fire hydrant flow test has been ordered to confirm pressure and flow rates of the existing hydrants at the
street.
> AERIAL FIRE APPARATUS ACCESS: In order to accommodate the access
requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot
wide minimum on at least one long side of the building. At least one of the required
access routes meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to one entire side
of the building (IFC D105).
Response: Fire access lanes are provided at a minimum of 26’ along Monroe Drive, Stanford Road and the existing parking lot.
However, the building is more than 30’ from the edge of curb/access point. A letter proposing aerial access mitigation plan has been
provided in the submittal for the review of PFA.
5. REQUIRED FIRE ACCESS:
> PERIMETER 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. The proposed site plan will allow for perimeter access so long as
the parking lot on the south side of the building is dedicated as a fire lane and
constructed to minimum fire lane specifications.
Response: Understood.
> AERIAL APPARATUS ACCESS - Buildings over 30' in height trigger additional fire
lane requirements in order to accommodate the logistical needs of aerial apparatus
(ladder trucks). The intent of the code is to provide for rescue operations and roof
15
access via ladder trucks when ground ladders cannot reach upper floors. A 26 foot wide
fire lane is required to be located not less than 15 feet from and not farther than 30 feet
from the building. Refer to IFC Appendix D105 for details. Due to project scope and
size, the current site plan does not meet the prescriptive code. Furthermore, I do not see
how any adjustments to the site plan will bring the building into compliance. Due to the
high risk occupancy, it appears the best path to code compliance will be via a plan that
includes Alternative Means and Methods. Refer to last comment for details. Further
discussion will be required.
Response: A letter proposing aerial access mitigation plan has been provided in the submittal for the review of PFA.
> FIRE APPARATUS STAGING NEAR FRONT DOOR Recommended. The -dropoff-
area on the north side of the building is a likely area. It should be sized to accommodate
both a fire engine and ambulance so as not to obstruct Monroe drive. The canopy
clearance height shall be set above 14 feet.
Response: Since the conceptual review, the front door and porte cochere have been moved from the north side of the building to the
south/parking lot side. A staging area is large enough for an WB-40 vehicle. Clearance under the porte cochere roof will be a
minimum of 14’-0” clear. The current design shows a clearance of 16’-0”.
6. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
> Additional fire lane requirements are triggered for buildings greater than 30' in height.
Refer to Appendix D105 of the International Fire Code.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Fire lane to be identified by red curb and/or signage, and maintained unobstructed at
all times.
> Fire lane sign locations or red curbing should be labeled and detailed on final plans.
Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
Response: Please see Horizontal Control plan for dimensions and radii. A signage and striping plan will be provided PDP Round 2
once 1st Round PDP comments are received.
7. WATER SUPPLY
> Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than
300 feet to the building, on 600-foot centers thereafter. The existing utility infrastructure
may meet general requirements as stated above; however, keep in mind that buildings
equipped with standpipe systems require a hydrant within 100 feet of the Fire
Department Connection.
16
Response: A fire hydrant flow test has been ordered. Results are not back yet. There are two existing hydrants within 75’ of the
building. One is near the parking garage entrance and another is along Stanford Drive.
8. ADDRESS POSTING
New buildings shall have approved address numbers placed in a position that is plainly
legible, visible from the street fronting the property, and posted with a minimum of
eightinch- numerals on a contrasting background.
Response: Comment acknowledged. Eight inch numerals will be installed visible from the street.
9. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM
TEST
New buildings require a fire department, emergency communication system evaluation
after the core/shell but prior to final build out. For the purposes of this section, fire walls
shall not be used to define separate buildings. Where adequate radio coverage cannot
be established within a building, public-safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre Fire
Authority. The installation of required ERRC systems shall be reviewed and approved
under a separate permit process through PFA.
Response: Comment acknowledged. Emergency communication system evaluation is planned after core/ shell construction is
complete.
10. 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 Fire Marshal Jerry Howell for review and approval
prior to FDP approval.
Response: Comment acknowledged. Please see attached written plan for alternative means & methods.
Department: Building Code Review
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
1. Please schedule a pre-submittal meeting with Russ at 970-416-2341. Is this a full
nursing home facility, assisted living facility, or nonassisted- dwellings?
Response: Comment acknowledged. A Presubmittal meeting will be scheduled with Russ Hovland. This is an Assisted Living
Facility, with a Memory Care component.
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.
17
Response: NAVD88 is being used. See cover sheet for benchmarks. Fingers crossed I got the language correct the first time!
2. If submitting a replat 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.
Response: Acknowledged