HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - CORRESPONDENCE - (5)Plants and Design
❑ 4. To the extent practical, plants with similar water requirements shall be grouped together on the
same irrigation zones.
❑ 5. The landscape shall be designed with efficient irrigation layout in mind. For example, the
dimensions of turfgrass areas should be in multiples of the radius of throw of the specified
sprinklers, and the geometry is such that overspray is minimized.
❑ 6. Steep grades shall be minimized. Where steep grades are necessary, the landscape shall be
designed to minimize water runoff and to take advantage of the water that does run off.
❑ 7. Where south -facing berms of 25% slope or greater exist, the plants used should be lower water -
requiring species.
❑ 8. Narrow landscaped strips (less than 8' wide) shall be minimized. Where necessary, such as
between sidewalk and street, they should be planted with lower water -requiring plant species.
Utilitie,.
electric • stormwater •wastewater • water
City of Fort Collins Water Conservation Standards for Landscapes
COMMENT SHEET
Project Name: A �Gx� -, FAAw
Date of Review: 2 - 3 — o S
Reviewed By: Laurie D'Audney, Water Conservation Specialist, 221-6877
I have reviewed this landscape plan and it does not comply with the standards marked below.
Landscape Plan Requirements
1. The landscape plan shall contain a general note calling for the review and approval by the City
of Fort Collins of any required landscape irrigation system, prior to the issuance of a Building
Permit.
❑ 2. The landscape plan shall include the total area (in square feet) for each landscape category.
Landscape categories are distinguished by their water requirements and intended maintenance
level. Examples of possible categories include, but are not limited to, high water turfgrass, low
water turfgrass, low water planting beds, moderate water planting beds, and non -plant areas
(paved areas, etc.).
❑ 3. Mulches shall be used for planting beds. The mulch can be either organic or inorganic, and
shall be applied to a minimum depth of 3 inches. In order to prevent large expanses of barren
mulch, there shall be a minimum plant cover of 50 percent within 5 years of planting. .
(more)
700 Wood St. • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6700 • FAX (9'0) 221-66119 • TOD (970)2?-1-6003
e-mail: utilities@:fcgov.com • www.Ecgov.com/utilities
To: Steve Olt
From: Tim Buchanan
Re: Rigden Farm Tenth Filing
The following species proposed, as street trees are not on the City approved list of street
trees and will need to be changed.
Autumn Blaze Maple
Autumn Purple Ash
Bloodgood London Plane
Street trees than need to be changed are marked on the attached plan with a
recommendation of which species to use.
The landscape plan does not have the standard landscape notes. They will need to be
added. The plan should be sure to include these notes as well as all the other standard
notes.
A free permit must be obtained from the City Forester before any trees or shrubs as
noted on this plan are planted, pruned or removed in the public right-of-way. This
includes all areas between the sidewalk and curb and street medians. This permit
shall approve the locations and species to be planted. Failure to obtain this permit
may result in replacing or relocating trees and a hold on certificate of occupancy.
The developer shall contact the City forester to inspect all street tree planting at
completion. All trees need to have been installed as shown on the landscape plan.
Approval of street tree planting is required before final approval. Failure to obtain
approval by the City Forester for street tree planting shall result in a hold on
certificate of occupancy.
6a
City of Fort Collins
Current Planning
PROJECT
COMMENT SHEET
DATE: February 3, 2005 TO: Technical Services
REEM '85FE6
PROJECT: #56-98AB Ridgen Farm, Spectrum Senior Housing
PDP, Type II
All comments must be received by Steve Olt no later than the staff
review meeting:
February 23, 2005 W"d
Note -.Please identify your redlines for future reference
No Problems
Problems or Concerns (see below or attached)
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Name (please print)
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat _Site _Drainage Report _Other
_Utility _Redline Utility _Landscape
fort collins building & zoning dept.
FAX: 970 224 6134
s
Codes and Standards
All Construction within the City of Fort Collins shall comply with current adopted editions of the
Uniform and International Codes:
1997 Uniform Building Code w/Local Amendments (Commercial)
2003 International Residential Code w/Amendments (Single Family, Duplex & Property -line
Townhomes)
2003 International Mechanical Code w/Amendments
2003 International Fuel Gas Code w/Amendments
2003 International Plumbing Code
2002 National Electrical Code
1995 Model Energy Code with amendments for residential.
Fort Collins Nonresidential Energy Code, an amended version of ASHRAE/IES 90.1-1989.
Accessible and Usable Buildings and Facilities, ICC/ANSI Al 17.1-1998, State Law CRS 9-5
Design Standards:
e
Roof Dead Load: 15 PSF min. Frost Depth 30 inches
Snow Load Live Load: 30 PSF; Ground Snow Load 30 PSF
Seismic Zone 1 Commercial; Seismic Design Category B Residential
Wind:
Commerciaftesign for 100-MPH Exposure B or 90-MPH Exposure C. If building site has flat open
terrain extending outward for 'h mile in any full quadrant, use 100-MPH Exposure C.
Residential: Design for 100- MPH 3 Second Gust Exposure to be determined site specific
All submittals for review of construction documents and release of building permit shall include:
• (1) Completed building permit application per building.
• (1) Completed application checklist for commercial and/or residential.
• (2) Complete sets of Colorado professional "Wet Stamped" plans; include site plans, engineered
foundations, architectural, structural, mechanical, electrical, and plumbing drawings.
• Completed Energy Code compliance forms.
Pre -submittal Meetings:
With the exception of Single Family Dwellings,
All Projects require a Pre -submittal Code Review Meeting
with The
City of Fort Collins Building Department.
Call 416-2747 to schedule
Citvof Fort Collins
Current Planning
PROJECT
COMMENT SHEET
DATE: February 3, 2005 TO: Building Inspection
PROJECT: #56-98AB Ridgen Farm, Spectrum Senior Housing
PDP, Type II
All comments must be received by Steve Olt no later than the staff
review meeting: RECEIVED
F E R 1 8 7111115
February 23, 2005 CURhv,, I PLANNING
Note - Please identify your redlines for future reference
Please find attached the various codes that the Fort Collins Building
Department will enforce. The information submitted suggests that multi -family
housing will be provided. We want to inform you that we are currently enforcing
the 1998 ANSI for accessibility and a State statute (House Bill 03-1221), which
for the noted new dwelling units would require 54 Accessibility Points. We
recommend that the designer becomes familiar with this new method of
satisfying accessibility. For 7 new garages spaces one of them shall be fully
accessible per Table A-11-A. This garage must be van accessible with the 8'-0"
min. side load area. Projects of this size are usually 1-hour construction
because they are over 3,000 s.f. above the first level. Another more commonly
missed component is the required fire rated separation between units and in attic
spaces. Please be aware as noted in the Codes and Standards bulletin a pre -
submittal meeting is required and should be scheduled.
Date: 2/18/05
Plans Analyst Rick Lee
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site _Drainage Report _Other.
Utility _Redline Utility _Landscape
3. The applicants should coordinate this project with the Rigden Farm,
Northwest Roads project.
4. Easements are needed for the water main.
5. A 30' wide easement is needed for the sanitary sewer main.
6. A utility coordination meeting is strongly suggested.
Transportation Planning:
1. Where there is an attached sidewalk to the parking stalls the sidewalk should
be 6' in width, unless curb stops are provided to prevent overhang on the
sidewalk. This is to protect clear pedestrian movement (and needed width) on
the sidewalk.
This completes staff (and outside reviewing agencies) review and comments at
this time. Additional comments and red -lined plans may be forthcoming. Another
round of staff review is determined to be necessary. This proposal is subject
to the 90-day revision re -submittal requirement (from the date of this
comment letter, being March 2, 2005) as set forth in Section 2.2.11(A) of
the Land Use Code. Be sure and return all of your red -lined plans when you re-
submit. The number of copies of each document to re -submit is shown on the
attached Revisions Routing Sheet.
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at (970) 221-6341.
aTrulw
Steve Olt
City Planner
cc: Marc Virata
Spectrum/Len Scherder
North Star Design
ASS Consultants
Current Planning File #56-98AB
Page 9
Number: 6 Created: 2/8/2005
[2/8/05] Please note vehicle backup distance in the parking lot areas.
Number: 7 Created: 2/8/2005
[2/8/05] Need to call out other plantings on landscape plan. Only the trees are being
identified:
Number: 8 Created: 2/8/2005
[2/8/05] Are there any "Planting Notes'? I did not see any.
Number: 9 Created: 2/8/2005
[2/8/05] Shadow analysis required on buildings over 40' in height
The following comments were expressed at the staff review meeting on February 23,
2005:
Engineering:
1. The applicants should coordinate this project with the Rigden Farm,
Northwest Roads project.
2. Pedestrian ramps need to be added on Kansas Drive.
3. The Rigden Farm, Northwest Roads project needs easements on this property.
Stormwater:
1. The applicants should coordinate this project with the Rigden Farm,
Northwest Roads project.
2. There could be a utility & street tree separation conflict. A utility
coordination meeting is strongly suggested.
3. The storm sewer should be "lightly" shown on the Landscape Plan.
Water/Wastewater:
1. The independent living cottages may need separate meters.
2. The proposed 8" water line into the cottages should be a 6" line.
Page 8
Number: 33 Created: 2/25/2005
[2/25/05] Provide 30 feet utility easements for all sanitary sewer mains and 20 feet
for all water mains. Provide utility easements for all fire hydrants and curb stop.
Number: 34 Created: 2/25/2005
[2/25/05] Show and label locations of gas and electric.
Number: 35 Created: 2/25/2005
[2/25/05] Would a 6-inch water main into the duplex portion of this development not
be adequate?
Number: 36 Created: 2/25/2005
[2/25/05] List all inverts into all proposed sanitary sewer man holes (including service
inverts).
Number:37 1 Created: 2/25/2005
[2/25/05] Include all standard water and sewer general details with the next
submittal.
Number: 38 Created: 2/25/2005
[2/25/05] Show all water and sewer lines on the landscape plans. Include the
standard general notes on the landscape plans pertaining to landscape/utility
separation distance and utility locates prior to planting
Number: 39 Created: 2/25/2005
[2/25/05] See site, landscape and utility plans for other comments.
Deportment: Zoning Issue Contact: Jenny Nuckols
TOPIC: Zoning
Number: 2 Created: 2/8/2005
[2/8/05] Remove topography lines from Final site plan.
Number: 3 Created: 2/8/2005
[2/8/05] On site plan, note building envelopes., footprints, dimensions,
Number: 4 Created: 2/8/2005
[2/8/05] FYI - the van accessible handicap spaces need to be signed as van accessible
Number: 5 Created: 2/8/2005
[2/8/05] No handicap ramps are being shown where the sidewalk meets the entrance
off of Limon Dr.
Page 7
Number: 41 Created: 2/28/2005
[2/28/05] The internal pedestrian network is, on the whole, very nice. However, I do
have a suggestion that I wish to discuss in detail. Unfortunately I will not be present
for staff review on 2/23/05. Basically this is a suggestion that a main pedestrian
access route be created from the entry on Kansas, through the center of the site
(mainly following the proposed sidewalks along the drive aisle) but then crossing the
center drive aisle (coming N from Limon Dr) into the landscaped island of the parking
areas SE of the main building, and on to the building entrance. The redlines on the
utility plans will go a long way towards explaining what I'm suggesting
Number: 42 Created: 2/28/2005
[2/28/05] What is the purpose of the ramps leading from the "public sidewalk" on
Kansas Dr. to the "on -site" sidewalk at the drive aisle off of Kansas? Is there a grade
change that is making these necessary?
Number: 43 Created: 2/28/2005
[2/28/05] There are several locations internal to the site where it would seem we
need to have some crosswalk treatments. These are at the main drive aisle crossings.
See redlined utility plans for the exact locations.
Number: 44 Created: 2/28/2005
[2/28/05] This project should provide an exclusive pedestrian access ramp at the
drive aisle entrance (north side) to Kansas Dr. This ramp will need to align with the
ramp on the east side of Kansas Dr. at this location.
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Uti/ity Pons
Number: 30 Created: 2/25/2005
(2/25/05] Provide separate water/sewer services for each unit in the duplexes and
the triplex. The water services may be split at the normal curb stop location with
individual curb stops and meter pits installed for each unit at that point (use the City
detail). The sewer services for each unit must be separate to the public sewer main.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Utility platy
Number: 31 Created: 2/25/2005
[2/25/05] Coordinate with the developer of the Rigden Farms, Northwest Road plans
to eliminate unnecessary manholes and street cuts.
Number: 32 Created: 2/25/2005
[2/25/05] Water services may not be PVC from the main to a point 5 feet downstream
of the meter pit.
Page 6
Topic: Landscape Plan
Number: 18 Created: 2/22/2005
[2/22/05] Please show proposed storm line near the entrance to the site off of
Kansas Drive on the Landscape Plan. Check for conflict between proposed storm line
and proposed street trees.
Topic: Plot
Number: 19 Created: 2/22/2005
[2/22/05] Please place the proposed storm line near the entrance on Kansas Drive
within a drainage easement.
Topic: sto m Groins
Number: 16 Created: 2/22/2005
[2/22/05] The site uses extensively ADS lines that are connected to the street
through sidewalk chases. These will constitute maintenance problems for the City,
please tie your drainage system whenever possible to an inlet by a pipe system, such as
on Iowa Drive, rather than draining into the street through a series of sidewalk
chases. In other cases multiple outlets can be combined into a single chase.
The proposed line from the entrance along Kansas Drive to the existing inlet should be
moved further away from the building. It looks like this line will conflict with potential
electrical lines and with street trees placement.
A utility coordination meeting is recommended in order to discuss storm line alignment
and potential conflicts with trees and other utilities.
Please provide manholes at all storm sewer changes in direction. Pipe profiles will be
needed at final.
The ADS drain direct connection into the storm drain in Iowa Drive would not be
allowed as shown. Please connect at a manhole, and any storm sewer in the right of way
should be RCP. Coordinate construction of tie in with construction of the storm sewer
in Iowa Drive.
Department: Transportation Planning Issue Contact: David Averill
Topic: Utility Plans
Number: 40 Created: 2/28/2005
[2/28/05] 6' foot sidewalks are required when adjacent to head -in parking, unless
wheel stops are being provided. Wheel stops are fine, but they need to be called out
specifically on the utility and site plans so that we know this is the applicants'
intention. See redline utility plans for locations where this comment applies.
Page 5
from water and sewer lines and 5 feet from gas lines.) Gas and electric meters will
also need to be located on opposite ends of the buildings.
Number: 14 Created: 2/11/2005
[2/11/05] A utility coordination meeting is strongly encouraged.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Utility Puns
Number: 1 Created: 2/2/2005
[2/2/05] The layout and details of the trash enclosure will need to be shown in the
utility plans.
Department: Police Issue Contact: Joseph Gerdom
Topic: 6 W4V1
Number: 23 Created: 2/23/2005
(2/23/05] Walkway along East and SE corner subject to 0.5 fc. Garage unit at Limon
Drive should be relocated - backing/congestion problems this close to access point.
Lighting levels at Limon and Iowa Drive access are below 1.0 fc. As noted, Plant
Schedule not fully noted on plan. Building foundation plantings should be low - avoid
mature plant materials that would obscure ground floor windows.
Department: Stormwater Utility Issue Contact: Basil Hamdon
Topic: anstimiction Timing
Number: 17 Created: 2/22/2005
[2/22/051 Please coordinate the construction of facilities that serve this development
with he construction of Iowa Drive, it is recommended that stub outs be done for this
project by the contractor building the Iowa Drive storm sewer in order to minimize
future street cuts.
Topic: Drainage
Number: 15 Created: 2/22/2005
[2/22/05] The report calculates percent of imperviousness for this site. However no
comparison is made to what percentages were used in the modeling of Rigden Farm
Filing 6 which is themost up to date model for this area. Please provide tables in text
of report what was assumed in the Filing 6 model and discuss how this site fits within
those modeling criteria. Check for flows from this site and compare to flows
accounted for in the Rigden Filing 6 drainage model.
Page 4
Number: 27 Created: 2/24/2005
[2/24/05] It was commented at conceptual review that with a 3 story building, PFA
would require a 30' fire lane, though this may be waived provided other methods were
used to mitigate (such as a fire sprinkler system) as stipulated in the Land Use Code.
The response indicated that the building will be provided with a fire sprinkler system,
however has it been verified that PFA agreed to this in lieu of 30' drive aisles? In
general it should be verified the specifics of the site design with PFA. An emergency
access easement may need to be dedicated on the plat if a fire lane is needed internal
to the public street system.
Topic: Uti/ity Pons
Number: 20 Created: 2/22/2005
[2/22/051 Of particular concern to Engineering is the numerous street cuts to Iowa
Drive and Limon Drive for utility services, which will be brand new streets constructed
with the Rigden Farm, Northwest Roads project. This project should coordinate with
the Rigden Farm, Northwest Roads developer to have the utility services installed with
those plans, prior to completion of the road.
Department: Light & Power Issue Contact: Monica Moore
Topic: 6W ero/
Number: 12 Created: 2/11/2005
[2/11/05] Street trees need to maintain minimum clearances from streetlights. (15 ft.
from ornamental trees and 40 ft. from shade trees.) Contact Light and Power to
initiate street lighting design.
Number: 13 Created: 2/11/2005
[2/11/05] Standard electric development charges and policies will apply for this
development.
Topic: UYAlty P/am
Number: 10 Created: 2/11/2005
[2/11/05] Utility plan only shows 1 electric transformer. Will need to coordinate
transformer for cottages as well. Transformer locations must be located within loft of
a paved surface and accessible by an electric line truck. Will need to provide a
Commercial Service Form for each building in order to determine transformer sizing.
Contact Light and Power to obtain form.
Number: 11 Created: 2/11/2005
[2/11/05] Electric meter locations will need to be coordinated with Light and Power.
Electric service for the duplex and triplex cottages will come from Kansas Drive.
Electric lines must maintain minimum clearances to other utilities. (10 foot clearance
Page 3
f
Topic: Plot
Number: 50 Created: 3/2/2005
[3/2/05] The Subdivision Plat should be titled Rigden Farm - Tenth Filing, not Rigden
Farm, Tract R. Also, see Marc Virata's comment #24 (this page).
Topic: Utility Pons
Number: 46 Created: 3/2/2005
[3/2/05] Len Hilderbrand of Xcel Energy (Public Service Company) offered the
following comments,
a. The applicants will need to coordinate closely with Public Service Company on
meter locations. The meters will need to be stacked and grouped at one location.
b. Please contact Stephanie, at (970)225-7828, to schedule and coordinate
installations of gas mains, services, and meters.
Number: 47 Created: 3/2/2005
[3/2/05] Don Kapperman of Comcast Cable TV has indicated that they have no
problems with the easements on this project as long as they go joint trench with either
power or telephone. Comcast will need to know where the points of entry to the
buildings are and how the prewire is going to be run.
Department: Engineering Issue Contact: Marc Virata
Topic: 6Wwml
Number: 24 Created: 2/24/2005
[2/24/05] All plan documents should have the same title (add "Spectrum Senior
Housing" to the plat and construction plans or remove it from the site and landscape
plans).
Number: 25 Created: 2/24/2005
[2/24/05] Why is there a need to use access ramps from the sidewalk along Kansas
Drive on both sides of the driveway leading to the internal pedestrian system?
Number: 26 Created: 2/24/2005
[2/24/05] The elimination of the access ramp on Kansas Drive that lines up with the
existing access ramp across the street appears odd. A preference would be to realign
the driveway such that the access ramp remains in place, however if Transportation
Planning is acceptable to the elimination of the access ramp as presently shown, I offer
no comment.
Page 2
,1
STAFF PROJECT REVIEW
City of Fod Collins
Davis Partnership, Architects Date: 03/02/2005
c/o Lynn Moore, FASLA
2301 Blake Street, Suite 100
Denver, CO.80205
Staff has reviewed your submittal for RIGDEN FARM, TENTH FILING -
SPECTRUM SENIOR HOUSING - PDP, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building Pons
Number: 49 Created: 3/2/2005
[3/2/05] Rick Lee of the Building Department has indicated that he is forwarding to
the applicants the various codes that his department will enforce. Also, attached is his
Project Comment Sheet.
Topic: 6WWM1
Number: 51 Created: 3/2/2005
[3/2/05] Please see Current Planning's red -lined Site Plan, Landscape Plan,
Architectural Elevations, and Site Electrical Plan for comments.
Number: 52 Created: 3/2/2005
[3/2/05] The main building is proposed to be over 40' in height. The applicants must
submit the required documentation fora Building Height Review, per Section 3.5.1(6)
of the Land Use Code.
Topic: Landscape P/an
Number: 45 Created: 3/2/2005
[3/2/05] A marked Landscape Plan from Tim Buchanan, the City Forester, and
attached comments are being forwarded to the applicants.
Number: 48 Created: 3/2/2005
[3/2/05] Laurie D'Audney of the Water Utility, representing water conservation
requirements, is forwarding a COMMENT SHEET and the City's Water Conservation
Standards for Landscaping and Irrigation Systems to the applicants.
Page 1