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HomeMy WebLinkAboutOAKRIDGE CROSSING (AFFORDABLE SENIOR HOUSING) - PDP - PDP160009 - CORRESPONDENCE -Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016. Please note that if water and sewer services are needed for the commercial space, separate taps and meter will be required. Comment Number: 17 Comment Originated: 03/30/2016 03/30/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 18 Comment Originated: 03/30/2016 03/30/2016: There are line over text issues. See redlines. Comment Number: 19 Comment Originated: 03/30/2016 03/30/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson(a�fcgov.com Topic: General Comment Number: 1 Comment Originated 03/30/2016: The TIS has been received, reviewed, and the conclusions accepted. Comment Number: 2 Comment Originated 03/30/2016: We'll need to work with you on the signage and sight distance at the shared access. The large trees may pose a challenge, and clear signage for inbound and outbound needed. Comment Number: 3 Comment Originated 03/30/2016: Are adjacent street improvements occurring on McMurray? It was hard to tell from the plans. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson(a)fcgov.com Topic: General Comment Number: 1 Comment Originated 03/29/2016: 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 Department: Water -Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen6a fcgov.com Topic: General 03/30/2016 03/30/2016 03/30/2016 03/29/2016 Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: Please show rerouted 8" water main to be within an easement and have a minimum of 10' of clearance from the building, including the footer and foundation. Comment Number: 8 Comment Originated: 03/30/2016 03/30/2016: Please add dedication information for all street rights of way. See redlines. Comment Number: 9 Comment Originated: 03/30/2016 03/30/2016: Please change the symbol for the South 1/4 Corner. See redlines. Comment Number: 10 Comment Originated: 03/30/2016 03/30/2016: Please define the "Area excluded from Utility, Drainage & Access Easement'. See redlines. Comment Number: 11 Comment Originated: 03/30/2016 03/30/2016: Please label the Point Of Beginning of Parcel 2. Comment Number: 12 Comment Originated: 03/30/2016 03/30/2016: Please add a label for Lot 1. See redlines. Comment Number: 13 Comment Originated: 03/30/2016 03/30/2016: Please label the portion of Lot 1, Oakridge Business Park 11th Filing as shown. See redlines. Topic: Site Plan Comment Number: 14 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the sub -title as marked. See redlines. Comment Number: 15 Comment Originated: 03/30/2016 03/30/2016. The Basis Of Bearings statement is not required. Comment Number: 16 Comment Originated: 03/30/2016 03/30/2016. The Benchmark Statement is not required. If it is to remain, please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX. Topic: Landscape Plans Comment Number: 21 Comment Originated: 03/30/2016 03/30/2016: There are line over text issues. See redlines. Comment Number: 22 Comment Originated: 03/30/2016 03/30/2016, There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 23 Comment Originated: 03/30/2016 03/30/2016: The title on sheet 6 does not match the sheet title in the index on sheet 1. Comment Number: 24 Comment Originated: 03/30/2016 03/30/2016: There are text over text issues. See redlines. Topic: Lighting Plan Comment Number: 25 Comment Originated: 03/30/2016 03/30/2016: The title on sheet 8 does not match the sheet title in the index on sheet 1. Topic: Plat Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the sub -title as marked. See redlines. Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the Statement Concerning Easements as marked. See redlines. Comment Number: 4 Comment Originated: 03/30/2016 03/3012016: Please make changes to the Surveyor's Notes as marked. See redlines. Comment Number: 5 Comment Originated: 03/30/2016 03/3012016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Comment Number: 6 Comment Originated: 03/30/2016 03/30/2016: Off -site easements & building envelopes etc. are okay as is, but you could remove all but the adjacent lot number information and still meet City requirements. Comment Number: 7 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the monumentation notes as marked. See redlines. materials), and an Escrow / Security Calculation (May need to be recalculated based on redlines). Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Department: Technical Services Contact: Jeff County, 970.221-6588, Topic: Building Elevations Comment Number: 20 03/30/2016: No comments. Topic: Construction Drawings 0county()fcgov.com Comment Originated: 03/30/2016 Comment Number: 26 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the sub -title as marked. See redlines. Comment Number: 27 Comment Originated: 03/30/2016 03/30/2016: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Comment Number: 28 Comment Originated: 03/30/2016 03/30/2016. All benchmark statements must match on all sheets. Comment Number: 29 Comment Originated: 03/30/2016 03/30/2016: There is text that needs to be rotated 180 degrees. See redlines. FIRE LANES 2012 IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogent7a,fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Please consider using a combination inlet rather than the type R inlet in basin 4. This would provide additional pedestrian safety in the parking lot. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: Please review LID requirement and show that 75% of the site's impervious area is treated with appropriate LID techniques. Comment Number: 4 Comment Originated: 03/30/2016 03/30/2016: Please review the calculations that were used to show that on -site detention is not required. It appears the C-factor used was not the appropriate C100 (=1.25*C). Comment Number: 5 Comment Originated: 03/30/2016 03/30/2016: Is the overflow of the rain garden at an elevation of 70.15'? If so, the building FF will need to be raised to provide 1' of freeboard. Comment Number: 6 Comment Originated: 03/30/2016 03/30/2016. Please see redlined drainage report and plans. Contact: Jesse Schlam, 970-218-2932, ischlam anfcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/18/2016 03/18/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan (Based off of redlines), Erosion Control Report (was not found in submitted Comment Number: 9 Comment Originated: 03/30/2016 03/30/2016: Landscape plans show a transformer located under the drip zone of a tree which is not permitted due to impact of roots. Transformer or tree need to be relocated so it is not located under the drip zone. Department: Outside Agencies Contact: Ryan Mounce, 970-224.6186, rmounce(Mcgov.com Topic: General Comment Number: 1 Comment Originated: 03/28/2016 03/28/2016: Comments from Comcast. Contact: Don Kapperman, 970-567-0245: - Comcast will need a 4' x 4' location in the utility room. Prewire lines need to be located within 150' from utility room. - Need 4" chase way from floor to floor. Department: PFA Contact: Jim Lynxwiler, 970.416-2869, jlynxwiler(ci)poudre-fire.orq Topic: General Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: EMERGENCY ACCESS EASEMENT The updated EAE limits need to be updated on the Site Plan. Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: SIGNS The limits of the fire lane need to be fully labeled. The Signage and Striping Plan shows just one and additional signs will be required as discussed in the staff meeting on 3/30/2016. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: PERIMETER FIRE ACCESS General fire access requirements have not yet been met at this site and further discussion will be needed before this condition can be approved. The applicant may wish to determine what fire lanes, if any, have been provided on adjoining properties. Code language provided below Department: Light And Power Contact: Todd Vedder, 970-224.6152, tvedder fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: New development and system modification charges may apply. A link to our online electric fee estimator is below. hUp://www.fcgov,com/utilities/business/builders-and-developers/plant-investmen t-developmen t-fees/electric-develop men t-fee-estimator?id=3 Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Will building require single or three phase power and will each unit be gas or electric heat? Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: A C-1 form and one -line diagram will need to be submitted for the project for any commercial portion. A link to a C-1 form is below. http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Comment Number: 4 Comment Originated: 03/30/2016 03/30/2016: A 40 feet separation on both sides of the light is required between shaded trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Comment Number: 5 Comment Originated: 03/30/2016 03/30/2016: Transformer will need to have a 3' side/rear separation and 8' frontal separation. Transformer must also be located 10' within a drivable surface. Comment Number: 6 Comment Originated: 03/30/2016 03/30/2016: Please reference our Electric Construction, Policies Practices & Procedures to ensure requirements and policies are met. http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 7 Comment Originated: 03/30/2016 03/30/2016: Developer will be responsible for the secondary power from transformer to meter stack. Please coordinate with Light & Power to ensure transformer can meet electrical engineering specs for secondary service. Comment Number: 8 Comment Originated: 03/30/2016 03/30/2016: Please contact Todd Vedder with Light & Power Engineering Department if you have any questions at tvedder@fcgov.com or 970.224.6152. 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family, Duplex, Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter. Oakridge crossing project specific concerns: 1. Fire -sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. 2. Bedroom egress windows required below 4th floor regardless of fire -sprinkler. 3. All windows above the 1st floor require minimum sill height of 24� 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. City of Fort Collins Building Services Plan Review 416-2341 Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Show the location of any street lights and if there are any street lights then check that street trees are spaced away from the lights. Canopy Shade trees 40 feet Ornamental trees 15 feet Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: In the plant list add column for the percentage of each species of tree and check that percentages meet LUC Minimum Species Diversity 3.2.1 D 3. Department: Historical Preservation Contact: Maren Bzdek, 970-221-6206, mbzdekd)fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/01/2016 04/01 /2016: The property does not contain buildings 50 years old or older, and the proposed plans are unlikely to affect adjacent historic properties, if any. Department: Internal Services Contact: Russell Hovland, 970.416-2341, rhovland(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2016 03/22/2016: Building Permit Pre -Submittal Meeting: Pre -Submittal meetings are required to assist the designer/builder by assuring, early on in the design, that the new commercial or multi -family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) - Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department after plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. All Addressing will be determined by the GIS Department and submitted to Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. The Unit Level Addressing form can be obtained by contacting the GIS office after the plans are recorded at gis@fcgov.com or (970) 416-2483. Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksextona(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: The southern driveway should be narrowed and signage/striping for the area needs to be discussed; the intended routes need to be very clear to drivers. Traffic ops may have more to say about this. Comment Number: 2 Comment Originated: 03/29/2016 03/29/2016: Please remove plat statements regarding easements in the plat language. Comment Number: 3 Comment Originated: 03/29/2016 03/29/2016: Please show all proposed easements in utility plans. Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple(a�fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: Two of the plants on the plant list, Juniperus x media 'Sea Green' and Miscanthus sinesis 'Gracimilus', are not on the City's approved plant list. There are other species of Juniper and Miscanthus on the approved plant list, as well as other species in similar categories that provide great value for birds and butterflies, such as Bouteloua curtipendula and Sporobolus heterolepis. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan(a)fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: Contact the City Forester for an onsite meeting to review and inventory existing trees on the site. Provide inventory and if needed mitigation information on the landscape plan. Comment Number: 10 Comment Originated: 03/29/2016 03/29/2016: Color renderings or perspective views of the building would be useful information given the shape and length of the building. Comment Number: 11 Comment Originated: 03/29/2016 03/29/2016: Build -to line (3.5.3(C)(2)(B)): The building should be no more than 15-feet from the McMurry property line. Comment Number: 12 Comment Originated: 03/29/2016 03/29/2016: Color (3.5.1(F)): Muted colors and earth tones should be incorporated into the building design given the palette used in neighboring development. Comment Number: 13 Comment Originated: 03/29/2016 03/29/2016: Commercial Window Glazing (3.5.1(E)(3)): Commercial storefront windows may not utilize a mirror -glass with more than 60% opacity. Comment Number: 14 Comment Originated: 03/29/2016 03/29/2016: Window Details (3.5.1(E)(3)): Windows need to be individually defined with elements such as sills, lintels, and/or framing & trim. This is easy to identify on the commercial storefront windows, but is less clear on the residential portions of the building on the elevations submitted. Please ensure this standard is being met. A window detail on the elevations may help identify specific features being utilized. Comment Number: 15 Comment Originated: 03/29/2016 03/29/2016: Base/Top Treatment (3.5.3(E)(6)): The building needs to feature a recognizable base element and top treatment. Section 3.5.3 lists example treatments available to satisfy this requirement such as thicker walls, ledges or stone/masonry wainscoting on the bottom, and top treatments such as stepped parapets or cornices. At the staff review meeting we also discussed adding a cornice detail on the elevations to emphasize the cornice already in place but difficult to examine on the elevations. Similarly, there needs to be a top element such as a cornice or parapet -elements. A zoomed -in cornice detail would be helpful to examine details further. A small rise in the height of the stucco columns may also offer a consistent break in the uniformity of the flat -roof. Comment Number: 16 03/29/2016: Comments from GIS: Comment Originated: 03/29/2016 - Addresses will be assigned by the GIS Department after the plans have met final approval through the Development Review and are recorded with the City. Comment Number: 4 Comment Originated: 03/29/2016 03/29/2016: Bicycle Parking: On one of the plan drawings, please provide a detail on the hooks that are to be used in each unit to satisfy bicycle parking requirements for the dwelling units. Comment Number: 5 Comment Originated: 03/29/2016 03/29/2016: The existing on -site parking at the north end of the property will need to meet current parking standards: Section 3.2.1(E)(5)(e) limits the maximum number of stalls without an intervening landscape island to 15, and 19 currently exist. Section 3.2.2(E)(4) The beginnings and end of parking aisles also need to be defined by landscaped islands. An island currently exists on the east side of the aisle, but a corresponding island is needed on the west side. One option to mitigate lost parking could be utilizing long-term parking stalls in appropriate locations. These stalls have a width of 8.5-feet versus the standard 9-feett. Long-term spaces should not be placed close to the office component where more frequent use is likely to occur. They may also be less appropriate in the far north shared parking area where trucks are parked on a frequent basis. Comment Number: 6 Comment Originated: 03/29/2016 03/29/2016: Will the Oakridge cross -access easements remain in place? For ongoing discussion: previous Oakridge filings appeared to anticipate a sidewalk connection to the northeast property connecting to the Innovation Drive sidewalk. Comment Number: 7 Comment Originated 03/29/2016: How will trash & recycling for the project be handled on the interior? Space needs to be provided equally for trash and recycling containers. It would be helpful to also show the location of trash/recycling areas on the ground floor and/or add notes to how trash/recycling will be handled operationally. Comment Number: 8 Comment Originated 03/29/2016: Section 3.5.1(G) calls for shading/shadow analysis when a building exceeds 40-feet in height. Given that portions of the building height exceed this threshold, a shadow analysis analyzing shading at different times throughout the year/day should be submitted. Shadows cast at 9am and 3pm on December 21 st should be included as part of the analysis. Comment Number: 9 03/29/2016 03/29/2016 Comment Originated: 03/29/2016 03/29/2016: The following comments relate to building design, for ongoing discussion and follow-up after the planned second neighborhood meeting. Design standards from Section 3.5.1 and 3.5.3 will be applied given the project has transitioned to a mixed -use structure. F6rt Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/developmentreview April 11, 2016 Vignette Studios PO Box 1889 Fort Collins, CO 80522 RE: Oakridge Crossing (Affordable Senior Housing), PDP160009, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: Please remove note 6 from the cover sheet. The reduced vehicle parking will be a modification of standard and no alternative compliance is needed for the bicycle parking based on current specifications. Comment Number: 2 Comment Originated: 03/29/2016 03/29/2016: Double-check codes for the ornamental trees; 20 autumn brilliance are listed, but only —12 are shown. It appears some of the autumn brilliance may have been substituted for the ACGR codes and the text simply needs to be updated. Comment Number: 3 Comment Originated: 03/29/2016 03/29/2016: Explore substituting some serviceberry for another type of ornamental tree, as the 20 currently listed exceeds the maximum percentage for anyone species. Using the planting of 58 trees, there should be no more than 14 of any one tree species.