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HomeMy WebLinkAboutRIGDEN FARM, 13TH FILING - PDP - 56-98AM - CORRESPONDENCE - (9)I - Forestry Comments on Rigden-Farm 13th Filing, New Dawn Assisted Living PDP Tim Buchanan All trees and shrubs need direct labeling as to type on the landscape plan. All street trees must be selected from the City Street Tree list. Additional landscape notes are needed including the following. The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of a least (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. • A permit must be obtained from the City Forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificated of occupancy. The developer shall contact the City Forester to inspect all street tree plantings at the completion of each phase of the development. All trees need to have been installed as shown on the landscape plan. Approval of street tree planting is required before final approval of each phase. Failure to obtain approval by the City Forester for street trees in a phase shall result in a hold on certificate of occupancy for future phases of the development. . .a COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES Fort Collins Neighborhood & Building Services Cin• of i-or[ c:oilins 281 N. College Ave., P.O. Box 5ft Fort Collins, CO 80522-0580; Voice: 970 2216760 FAX: 970 224 6134 Codes and Standards City of Fort Collins adopted codes applicable to all construction. Residential - Includes single family, duplex and property -line townhomes 2003 International Residential Code with local Amendments 2005 Fort Collins Residential Energy Code (IRC chapter 11 amended entirely) Accessibility -State Law CRS 9-5 (4 or more units in one building or more than 7 units in one project) designed per ICC/ANSI Al17.1-1998 Wind Load: 100- MPH 3 Second Gust Exposure to be determined site specific Roof Dead Load: 15 PSF min. Snow Load Live Load: 30 PSF min. Ground Snow Load 30 PSF Frost Depth 30 inches Seismic Design Category B Commercial & Multi -family 1997 Uniform Building Code with local Amendments 2003 International Mechanical Code w/Amendments 2003 International Fuel Gas Code w/Amendments 2003 International Plumbing Code 2005 National Electrical Code Fort Collins Nonresidential Energy Code, an amended version of ASHRAE/IES 90.1-1989 Fort Collins Multi -family residential energy code, 1995 Model Energy Code with amendments Accessible and Usable Buildings and Facilities, ICC/ANSI A117.1-1998, State Law CRS 9-5 Wind Load: 100-MPH Exposure B or 90-MPH Exposure C Roof Dead Load: 15 PSF min. Snow Load Live Load: 30 PSF min. Ground Snow Load 30 PSF Frost Depth 30 inches Seismic Zone 1 - Pre -submittal Code Review Meeting Required For All New Commercial & Multi -family prior to submitting for building permit To schedule a Pre-submittial Code Review Meeting, call 416-2747. For questions regarding City of Fort Collins Zoning, call 416-2745. For questions regarding Contractor Licensing rules call Delynn Coldiron at 221-6767. A/� PROJECT COMMENT SHEET Cu,�r�n: Plr:�nni.�g DATE: September 13, 2006 TO: Building Inspection PROJECT PLANNER: Steve Olt #56-98AM RIGDEN FARM, 13TH FILING, NEW DAWN . ASSISTED LIVING PDP — TYPE II Please return all comments to the project planner no later than the staff review meeting: October 4, 2006 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 (CRS 9-5). We recommend that. the designer becomes familiar with this new method of satisfying accessibility. Also per the attached sheet a pre -submittal meeting should be scheduled with the, Building Department for this project. Date: 9/19/06 L Plans Analyst Rick Lee CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape City of Fort Collins This represents staff (and outside reviewing agencies) review and comments at this time. Additional comments and red -lined plans may be forthcoming. There are several issues that must be resolved before this item can go the Planning and Zoning Board for a decision; therefore, 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 October 9, 2006) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all 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. Yours Truly, Steve Olt City Planner cc: Susan Joy New Dawn Development Company Current Planning ffie #56-98AM Page 9 Number: 16 Created: 10/4/2006 [ 10/4/061 Core drill opening in manhole where service is connecting. Number: 17 Created: 10/4/2006 [10/4/06] Add note that water main (fire line) shall be ductile iron pipe with polywrap. Number: 18 Created: 10/4/2006 [10/4/06] Include appropriate standard details. Number: 20 Created: 10/4/2006 [10/4/06] Adjust landscaping to meet required separation distances. Number: 22 Created: 10/4/2006 [10/4/06] See plans for other comments. Department: Zoning Issue Contact: Jenny Nuckols Topic: ZOIKING Number: 5 Created: 9/20/2006 [9/20/061 Please call out building footprints, envelopes and set backs to property lines. Number: 6 Created: 9/20/2006 [9/20/061 Please note the property lines on the site plan. Number: 7 Created: 9/21 /2006 [9/21/06] Note the back up distance in the parking aisle drive lane Number: 8 Created: 9/21 /2006 [9/21 /06] Please remove the monument sign elevation section from the elevations page. The sign will be reviewed under separate application and permit. Showing the location on the site plan is fine, but we do not want to see the details at this point as we are not giving final approval for any signage with this review process. Number: 9 Created: 9/21 /2006 [9/21 /06] Add a note to the Landscape Plan regarding installation of landscaping prior to issuance of a CO. Page 8 Topic: Drainage from parking lot Number: 14 Created: 10/3/2006 [10/3/06] The suggested curb cut outlet from parking lot into pond should be modified so that flows are released through a drain and not free released off of the retaining wall through a curb cut. Topic: Encroachment into existing detention pond Number: 12 Created: 10/3/2006 [ 10/3/06] The proposed layout would impact the existing detention pond which is part of the Rigden Farm overall drainage system. The latest model which is part of the Rigden Farm, 6th Filing submittal assumes that this pond has a detention volume of 0.8 acre feet. Drainage report does not address how this volume will be accommodated with the proposed layout. Topic: Grading Number: 13 Created: 10/3/2006 [10/3/06] The proposed grading would necessitate retaining walls being built on the south side of the site. Please provide more detailed grading. A structural design of the retaining walls should be provided at final. Topic: Plat `Number: 42 Created: 10/4/2006 [10/4/06] The area of the detention pond that will be covered by the proposed driveway and parking is within an esdsting drainage easement that will need to be vacated on the plat. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Plat Number: 21 Created: 10/4/2006 [10/4/06] Show utility easements on plat. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Site Plan Number: 43 Created: 10/4/2006 [10/4/06] Site plan should clearly identify the proposed retaining walls. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 15 Created: 10/4/2006 [10/4/06] Label all fittings, valves, etc. Page 7 Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 44 Created: 10/6/2006 [10/6/06] ACCESS - FIRE LANE: A fire lane is required. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. 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: * Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction. sites. * Have appropriate maintenance agreements that are legally binding and enforceable. * Be designated on the plat as an Emergency Access Easement. (The plat must be forwarded to Carie Dann at PFA when it is available.) * Maintain the required minimum width of 20 feet throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 Number: 45 Created: 10/6/2006 [10/6/06] ACCESS - FENCING: PFA requires access through the security fencing. Please contact Carie Dann to discuss access through the gates in the fences. Number: 46 Created: 10/6/2006 [10/6/06] ACCESS - MEANS OF EGRESS: The exits must comply with Uniform Fire Code provisions for residents in case of fire alarm or sprinkler activation. Contact Carie Dann for more information. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Detention Pond Number: 41 Created: 10/4/2006 [10/4/06] The detention pond has significant sized retaining walls and no landscaping. If encroachment into the detention pond is to be allowed, then the pond walls should be broken up and designed in a manner that is aesthetically acceptable. The detention pond should also be adequately landscaped. Page 6 Topic: Plat Number: 35 Created: 10/4/2006 [10/4/06] Please email me at sjoy®fcgov.com for the current plat language. Number: 36 Created: 10/4/2006 [10/4/06] See other comments under General that will affect the plat as well. Topic: Utility Plans Number: 19 Created: 10/4/2006 [10/4/06] Please complete and submit the checklist in Appendix E4 with your next submittal. All highlighted items need to be in the plan sets before being allowed to go to hearing. All remaining items must be completed during Final Compliance and before the mylars can be approved. I will not list each and every item that's missing here as there is too many. More detailed comments to follow when more design is provided. Number: 40 Created: 10/4/2006 . [10/4/06] Please provide General Notes (Appendix E1) and Construction Notes (Appendix E2) and fill in the blanks where necessary. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 1 Created: 9/ 18/2006 [9/ 18/06] The transformer and meter locations must be coordinated with Light and Power. The transformer must be located within 10-feet from a paved surface that can be accessed by City trucks and equipment. Number: 2 Created: 9/ 18/2006 [9/ 18/06] Any relocation of existing facilities, including streetlights, will be at the developer's expense. Number: 3 Created: 9/ 18/2006 [9/ 18/06] Street trees must maintain the following minimum clearances from streetlights: 15-feet from ornamental and 40-feet from shade to streetlights. Please adjust additional landscaping accordingly. Number: 4 Created: 9/ 18/2006 [9/ 18/06] A Commercial Service form must be submitted to Light and Power to determine the power requirements for this development. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 10 Created: 9/26/2006 [9/26/061 No issues. Page 5 Number: 27 Created: 10/4/2006 [10/4/06] Need to label and dimension all sidewalks, existing and proposed and show how this project's sidewalks are tying into the neighboring properties. Number: 28 Created: 10/4/2006 [10/4/06] Please provide directional pedestrian ramps at all intersections. Number: 29 Created: 10/4/2006 [10/4/06] The fence along the back of the parking lot prevents anyone from accessing the sidewalk. The fence will need to be moved back out of the way OR increased in width to allow for minimum ADA width requirements in front of the fence. Number: 30 Created: 10/4/2006 [ 10/4/06] Please provide a connecting sidewalk from Kansas Drive to the buildings. Number: 31 Created: 10/4/2006 [10/4/06] Plan sets do not match (for instance, a 10' wide hard surface is shown on the south side of the driveway on sheet C2.3 of the Utility Plans but no where else). What is this for and what is it made of? Number: 32 Created: 10/4/2006 [ 10/4/06] Please provide a design and details for all retaining walls. Number: 33 Created: 10/4/2006 [10/4/06] The utility plans need to show removals, approximate limits of street cuts and all appropriate LCUASS details (see redlines). Number: 34 Created: 10/4/2006 [ 10/4/06] Please see Appendix E6 for all scanning requirements and bring the plan sets up to standard. Topic: Landscape Plans Number: 37 Created: 10/4/2006 [ 10/4/06] Show and dimension all easements and utilities. Number: 38 Created: 10/4/2006 [ 10/4/06] Show final design only. Do not show the. VTC. Number: 39 Created: 10/4/2006 [ 10/4/061 Does not meet scanning requirements. Page 4 Number: 48 Created: 10/9/2006 [10/9/06] The Water Conservation Standards for Landscape - COMMENT SHEET and the Water Conservation Standards for LANDSCAPING and IRRIGATION SYSTEMS - General Information received from Laurie D'Audney, City Water Utility, are attached to this comment letter. Topic: Plat Number: 49 Created: 10/9/2006 [10/9/06] Megan Harrity of the Larimer County Assessor's Office indicated that the title of the subdivision plat has the Range as 69. The legal description on the plat is correct as Range 68. Number: 50 Created: 10/9/2006 [10/9/06] Don Kapperman of Comcast Cable TV indicated that Comcast is requesting a 6' utility easement on the back side of the sidewalk on Iowa Drive, Limon Drive, and Kansas Drive. The easement needs to be shown on both the subdivision plat and the Site Plan. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 11 Created: 10/3/2006 [10/3/06] The project title needs to match on all plan sets. Number: 23 Created: 10/4/2006 [10/4/06] Need to show all existing features within a 150' of the project boundaries (especially all driveways) so that we can determine that this project is meeting minimum separation distances between the drives and all intersections. Number: 24 Created: 10/4/2006 [10/4/06] Need to dedicate the utility easement behind the row in accordance with LCUASS. No structures of any kind are allowed within the utility easement, including footers. Number: 25. Created: 10/4/2006 [10/4/06] Driveways must be designed and built in accordance with 706 or 707, depending on whether or not this is a high volume drive. Number: 26 Created: 10/4/2006 [10/4/06] Several mid -block pedestrian ramps are shown and these are not generally allowed. If the ramps are to accommodate a handicapped parking stall, then the. street will need to be re -striped accordingly. The utility plans will need to provide a striping sheet. Please see David Averill in Transportation Planning to see if these ramps will be allowed at all. Page 3 d. The fence along the north side of the parking lot, as proposed, impedes pedestrian movement. The fence should be moved to the north side of the sidewalk. Transportation Planning/David Averill a. Move the fence to the back side of the sidewalk along the parking lot. The sidewalk should be outside of the fence. b. There should be corner ramps at Iowa Drive/Limon Drive and Limon Drive/Kansas Drive. Stormwater/Basil Hamdan a. The detention pond to the south has already been modeled with previous Rigden Farm plans. It has not been addressed in the drainage report for this facility. The volume must be kept as is. b. This development request may have to vacate a drainage easement. c. The developer may have to move the west building a little to the north to maintain the required pond volume. d. The developer must mitigate the visual impact of the proposed retaining walls as they relate to potential residential development to the south. Number: 54 Created: 10/9/2006 [10/9/06] There will be future residential to the south of this site. It is critical to mitigate the visual impact of the proposed retaining walls as they relate to residential development to the south. Number: 55 Created: 10/9/2006 [10/9/06] Please see the red -lined Site and Landscape Plans for comments from Current Planning. Topic: Landscape Plans Number: 47 Created: 10/9/2006 [ 10/9/06] Comments received from Tim Buchanan, City Forester, are attached to this comment letter along with the City of Fort Collins approved Street Tree List. Page 2 r: ON of Fort Collins ffiwww� STAFF PROJECT REVIEW R&R ENGINEERS -SURVEYORS, INC. Date: 10/09/2006 c/o David Meyer 710 West Colfax Avenue Denver, CO. 80204 Staff has reviewed your submittal for RIGDEN FARM, 13TH FILING, NEW DAWN ASSISTED LIVING - PDP (TYPE 2), and we offer the following comments: ISSUES: Department: Current Planning' Issue Contact: Steve Olt Topic: General Number: 51 Created: 10/9/2006 [10/9/06] Bonnie Ham of the U.S. Post Office indicated that the developer must provide adequate mail receptacles (or mode of delivery, approved by the Post Office) for the residents of this facility. Number: 52 Created: 10/9/2006 [10/9/06] A copy of the comments received from Rick Lee of the Building Department is attached to this comment letter. Number: 53 Created: 10/9/2006 [10/9/06] The following comments were expressed at the staff review meeting on October 4th: Light & Power/Rob Irish a. The applicant must provide a 1-line diagram with the necessary C-1 Commercial Form. Engineering/Susan Joy a. The Site Plan and utility plan must show existing features within 150' of all property boundaries. This would include existing and known proposed streets, drives, and curb -cuts. b. Will this facility need a low volume or high volume drive? c. The entrance into this site must be 150', centerline to centerline, from . Limon Drive. Page 1 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. Utilities electric • stormwater -wastewater • water City of Fort Collins Water Conservation Standards for Landscapes COMMENT SHEET Project Name: Fen,. ,- 13* i bG1mmJ ke-5'�S�A'�yvi � Date of Review: 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. DO t&&A :,d AY IAP . 1 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 . (payed 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. • P.O. Boa 580 • Fort Collins, CO 80522-0580 - (970) 221-6700 • FAX (970) 221-6619 • TDD (970) 224-6003 e-mail: utilities@fcgov.com • www.fcgov.com/utilities DATE: September 13, 2006 TO: Technical Services PROJECT PLANNER: Steve Olt #56-98AM RIGDEN FARM, 13TH FILING, NEW DAWN ASSISTED LIVING PDP — TYPE II Please return all comments to the project planner no later than the staff /� review meeting: %/!� �TILE�I� C�C�t�rCAT�a✓a October 4,�2006 S Do uJ�- N�&.o f T Note - Please identi -y your redlines for future reference Coos_o� oel7- ❑ No. Problems Problems or Concerns (see below, attached, or DMS) & 14Ll X/J7- 1221 'X7 LUGAT,4/3LLr CUNP-as Af-._ GL7/fAT, fS T/'% /e to Cuvdr—�U/240/ivy 7r PAj L-rn r,% -i — / � U1%44r— P4rcr- of TNI-f .4T /1 ��FL c rc'•� /�, H� Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape city of Fort contras , CITY OF FORT COLLINS FORESTRY DIVISION - STREET TREE LIST 1. Catalpa Catalpa speciosa DT 2. Hackberry Celtis occidentalis DT 3. Green Ash Fraxinus pens ylvanica DT (Marshall, Patmore, Prairie Spire) 4. Honeylocust Gleditsia triacanthos inermis DT (Shademaster, Skyline) 5. Kentucky Coffeetree Gymnocladus dioica DT 6. Bur Oak Quercus macrocarpa DT 7. Chinkapin Oak Quercus muehlenbergii DT 8. English Oak Quercus robur DT (Skymaster) 9. Littleleaf Linden Tilia cordata (Chancellor, Dropmore, Glenleven, Greenspire, Norlin, Olympic, Shamrock) 10. American Linden Tilia americana (Species, Boulevard, Frontyard, Legend, Redmond, Sentry) 11. Accolade Elm Ulmus 'Accolade' DT Approved cultivars or varieties are listed in parenthesis under each tree name. The term species indicates that plants grown from seed as well as the listed cultivars may be used. Those species labeled as DT are drought tolerant and should be the only species used on sites with limited irrigation. Only ornamental trees that have these characteristics should be selected as street trees. - Can readily be trained to a single stem with the first branch at 4-5 feet. - Sterile, sparsely fruited, small fruited or with persistent fruit. - Upright growth form versus broad spreading. - Disease resistant. - Drought tolerant. Contact the City Forester for approval of ornamental tree and shade trees not listed. Jay 2005