HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - SUBMITTAL DOCUMENTS - ROUND 1 - DRAINAGE REPORT�INORTHERN
ENGINEERING
Lakeview
�81@wk 1111WAIII&I
A. Compliance with Standards
1. The drainage design proposed with the Regency Lakeview project complies with the
City of Fort Collins' Stormwater Criteria Manual.
2. The drainage design proposed with the Regency Lakeview project complies with the
City of Fort Collins' Master Drainage Plan for the Foothills Drainage Basin.
3. There are no regulatory floodplains associated with the Regency Lakeview
development.
4. The drainage plan and stormwater management measures proposed with the Regency
Lakeview development are compliant with all applicable State and Federal regulations
governing stormwater discharge.
B. Drainage Concept
1. The drainage design proposed with this project will effectively limit any potential
damage associated with its stormwater runoff by providing a regional detention pond
that will service the proposed Regency Lakeview development and existing Christ
Center Community Church facilities. In addition, the stormwater detention and water
quality facility will serve multiple purposes by offering athletic facilities, including
soccer fields and a volleyball court, at the bottom of the pond.
The proposed on -site stormwater facilities will also offer substantial water quality
treatment, in addition to peak volume attenuation, through a comprehensive water
quality treatment approach that includes multiple stormwater BMPs located in series
throughout the site.
2. The proposed Regency Lakeview development will not have any impact on the Master
Drainage Plan recommendations for the Foothills Drainage Basin.
Preliminary Drainage Report 12
,� !NORTHERN
ENGINEERING
Lakeview
Procedures (SOP) Manual shall be provided to the City of Fort Collins for
review prior to Final Development Plan approval. A final copy of the approved
SOP manual shall be provided to City and must be maintained on -site by the
entity responsible for the facility maintenance. Annual reports must also be
prepared and submitted to the City discussing the results of the maintenance
program (i.e. inspection dates, inspection frequency, volume loss due to
sedimentation, corrective actions taken, etc.).
3. Table 1, below, summarizes the detention storage and water quality information for
the main drainage facility.
Table 1 — Detention Storage Summary
Required Provided
100-year
100-year
Pond Spillway Top Pond
100-year Detention
Peak
Water Surface
v
Elevation Elevation Provided (ft)
ProvidFreeboed (f
Basin ID Storage Volume (cu-ft)
Discharge
Elevation (ft)
B 4.81 5.33
3.7(a)
4967.55 4968.00 4969.00 1.45
b. See Section Iv I3.2 for information tega ding orate quality Ueatmrnt within the pond.
4. Proper maintenance of the drainage facilities designed with the Regency Lakeview
development is a critical component of their ongoing performance and effectiveness.
The stormwater detention and water quality pond, as well as the BMP facilities
contained therein, may be easily accessed by maintenance staff via the gentle slope
provided to the bottom of the pond from the west side.
Operations and maintenance of the bioretention areas and sand filters shall follow the
recommendations for bioretention (rain garden) facilities, as outlined in the UDFCD
manual. Appendix E will contain with future FCP submittals applicable excerpts to
serve as guidance for the professional maintenance staff and subcontractors
responsible for maintenance of these facilities at the Regency Lakeview development.
Maintenance of the stormwater water quality Snouts provided shall follow the
recommendations provided by the manufacturer. Appendix E will contain with future
FCP submittals applicable excerpts to serve as guidance for the professional
maintenance staff and subcontractors responsible for maintenance of these facilities at
the Regency Lakeview development.
5. The drainage features associated with the Regency Lakeview project are all private
facilities, located on private property. However, the new detention and water quality
facility and associated storm sewers do serve multiple buildings. Therefore, even
though these buildings will be located on the same lot, a private drainage easement
will still be dedicated for said drainage facilities to ensure that the stormwater
conveyance outfall line is protected.
6. As previously mentioned, the outfall for the entire Regency Lakeview project is the
existing COFC detention facility located south of the subject property. This facility
discharges flows near the southeast corner into an existing 21-inch storm sewer.
Stormwater conveyed by this City drainage system ultimately reaches Nelson
Reservoir east of the site. There are no additional facilities or upgrades needed off -
site in order to accommodate the developed runoff from the Regency Lakeview
development.
Preliminary Drainage Report 11
NORTHERN
E NCI NE ER I N[
Regency Lakeview
Figure 4 below shows a typical cross section of the pond along the eastern edge of the
property and adjacent to the residential properties.
Figure 4 — East Pond Section Adjacent to Residential Properties
2. As previously stated, detention will be provided at the southern portion of the subject
property with an outlet connecting to the existing City of Fort Collins detention facility.
The Regency Lakeview development is proposing a multi -use detention facility as a
key component to the development. Not only will the pond provide detention and
water quality for the property, it will also serve as a recreational area by providing
locations for both soccer fields and a volleyball court.
An FAA method computation has been performed for the entirety of Basin B to
determine the detention storage volume to be provided within the pond.
Water quality is also being provided for the proposed development, as well as for the
existing drainage basins as described in Section IV.A.4 of this report. As noted above,
the multi -use aspect of the pond area is a key component to the development; and as
such, standard water quality treatment via extended detention of the water quality
capture volume (WQCV) is not desirable as minor storm events would inundate the
fields on a regular basis. A primary objective of creating the multi -use facility is to
ensure that the fields remain playable to the extent possible. To achieve this
objective, water quality is being accomplished through a multi -tiered, comprehensive
approach by providing the following BMPs:
N Initial treatment through the use of vegetated swales and landscape buffers, to the
extent feasible.
N Water quality Snouts upstream of each discharge location into the proposed pond.
N Sediment forebays at each inlet to the pond to allow sediment to settle from the
incoming stormwater runoff before being delivered to the main pond facility.
N Bioretention areas downstream of each sediment forebay to promote infiltration
and the removal of fine sediment, nutrients, bacteria and organics.
N. Sand -filled vertical drains within the pond bottom to further promote the removal
of pollutants and infiltrate excess runoff in the soccer fields.
The proposed water quality approach through the treatment BMPs, as noted
above, is comprehensive in nature. Further documentation of treatment
volumes and removal rates of each BMP will be documented with the Final
Drainage Report prepared during the City FCP process.
Final design details, construction documentation, and Standard Operating
Preliminary Drainage Report 70
■tom 1 NORTHERN
ENGINEERING
Lakeview
Basin B3
Basin B3 consists mainly of the existing Church athletic facilities east of the private
drive, along with a small portion of the existing Church building and parking area to
the west. Basin B3 is the basin in which the entirety of the proposed development
will occur. In the proposed condition, the basin will consist of roof top, parking, drive
lanes, the detention pond, and several landscaped and open areas for recreation. The
entirety of the basin will be directed to the south via gutter flows and storm sewer to
the proposed detention and water quality pond.
In addition to the above basins included within the First Christian PUD documents,
there are two (2) off -site basins that currently exist on the subject property. These
basins are further described below.
Basin OS1
Basin OS1 consists of a small area at the north edge of the subject property that
drains directly to East Drake Road via overland and gutter flows. The vast majority of
this basin is comprised of landscaped area; however a small portion of parking area
and drive lane is also included. The proposed development does attempt to reroute
approximately half of the existing parking area to the east of the adjacent private drive
into the on -site storm system. However, due to existing physical constraints, the
majority of the off -site runoff from this basin will continue to drain to East Drake Road.
Basin OS2
Basin OS2 consists of a small area at the south edge of the subject property that
drains towards the south into the existing City of Fort Collins detention facility. The
vast majority of this basin is comprised of landscaped area. Due to existing physical
constraints, the proposed development will continue to allow this basin to drain off -
site.
A full-size copy of the Drainage Exhibit can be found in the Map Pocket at the end of
this report.
B. Specific Details
The main drainage problem associated with this project site is the deficiency of the
existing detention pond located at the south side of the subject property. Specifically,
as determined from a recent topographic survey of the pond, it appears that the
existing pond was not built per the original plans and is currently undersized, as the
actual spill elevation of the pond is approximately 2.2-feet below the designed
elevation. In order to accommodate the required detention and water quality
volumes, the proposed top of pond elevation must be raised. Due to the proximity of
existing residential properties adjacent to the detention area, special attention has
been given to this issue in order to minimize any aesthetic impacts the new pond
elevations may have. The development team has attempted to accomplish this by:
N. Providing tiered retaining walls rather than large berms to adjust the top of pond
elevations.
N8 Provide a public trail adjacent and around the pond to promote pedestrian use.
N°-' Maintain existing mature trees on the east edge of the existing pond.
N Provide additional landscaping around the detention pond to "soften" the
appearance of the pond and associated walls.
N3 Provide soccer fields at the bottom of the pond area to provide a multi -use facility.
Preliminary Drainage Report 9
NORTHERN
ENOINEERIN@
Lakeview
Step 3 — Stabilize Drainageways
As stated in Section I.C, above, there are no major drainageways in or near the subject
property. While this step may not seem applicable to The Regency Lakeview
development, the proposed project indirectly helps achieve stabilized drainageways
nonetheless. Currently, the existing site includes an undersized detention pond located
where the proposed water quality and detention pond is being proposed. By providing
additional detention volume, downstream drainageways are further protected during flood
events. By providing water quality where none previously existed, sediment with erosion
potential is removed from the downstream drainageway systems. Furthermore, this
project will pay one-time stormwater development fees, as well as ongoing monthly
stormwater utility fees, both of which help achieve City-wide drainageway stability.
Step 4 — Implement Site Specific and Other Source Control BMPs.
The Regency Lakeview project includes several multi -family residential units with a
community pool facility, both of which will require the need for site specific source controls
including:
N-1' Chemicals for the pool which will be stored and handled in a manner so as to
minimize the potential for pollutants to enter the stormwater system. See the
Hazardous Materials Impact Analysis submitted with this project for additional
information on the pool chemicals.
N•y Several localized trash enclosures throughout the site for the disposal of household
waste.
C. Development Criteria Reference and Constraints
1. The subject property is part of the First Christian Planned Unit Development (PUD)
dated 8/26/80, which provided the drainage study for the subject property. Within
said study, drainage patterns and impervious areas (C-values) have been master
planned for the ultimate developed condition of the subject property. It was with the
First Christian PUD that the existing regional detention pond for the property was
designed and installed. Note that from a recent topographic survey of the pond, it
appears that the existing pond was not built per the original plans, and is currently
undersized as the actual spill elevation of the pond is approximately 2.2-feet below
the designed elevation.
This study will conform, to the extent possible, to the concepts within the original
drainage study performed with the First Christian PUD, including:
N,i Drainage patterns and detention pond location.
Ns Drainage basin designations.
N Detention pond release rate in order to limit the impact to downstream facilities.
This study will also be updating several items within the original study including:
Nf3 Hydrology calculations utilizing the current City of Fort Collins Rainfall Intensity
Data.
Wl Detention storage volume calculations based upon current City of Fort Collins
criteria.
W The addition of water quality treatment for the entire First Christian PUD property.
2. There are no known drainage studies for any adjacent properties that will have any
effect on the Regency Lakeview project.
3. The subject property is essentially an "in -fill' development project as the property is
Preliminary Drainage Report 6
NORTHERN
ENGINEERING
Lakeview
F. F000dplain Regulations Compliance
1. As previously mentioned, this project is not subject to any floodplain regulations.
However, extra care has been taken to ensure that neither existing nor proposed
structures will suffer damage during the 100-year storm as a result of the Regency
Lakeview development.
G. Modifications of Criteria
1. The proposed Regency Lakeview development is not requesting any modifications to
criteria at this time.
IV. DRAINAGE FACILITY DESIGN
A. General Concept
1. The main objectives of the Regency Lakeview drainage design are to maintain existing
drainage patterns, ensure no adverse impacts to any adjacent properties, and to
maintain the drainage concepts as outlined in the First Christian PUD design
documents.
2. The existing site does not have any off -site runoff that flows directly through the
project site. However, with the development of the site, the stormwater runoff from
the existing Church site west of the subject property will continue to flow through the
subject property to the proposed regional detention and water quality pond to be
located on the south end of the subject property. All detention and water quality
calculations within this Drainage Report account for runoff from the entirety of the site
as delineated within the First Christian PUD documents.
3. A list of tables and figures used within this report can be found in the Table of
Contents at the front of the document. The tables and figures are located within the
sections to which the content best applies.
4. The First Christian PUD documents divided the site into two (2) major drainage
basins, designated as Basins A and B. The subject property is located within Basin
B. Said documents further subdivided Basin B in to three (3) sub -basins, designated
as Basins B1, B2, and B3. The drainage patterns anticipated for each sub -basin
within Basin B are further described below.
Basin B1
Basin B1 consists of a portion of the existing Church property located south of the
existing Church building and west of the street -like private drive from Drake Road that
bisects the property. This basin is comprised of roof top area, drive lanes, and a large
area of landscaping. The basin drains towards the east and south where it is
conveyed to the proposed water quality and detention pond via gutters and storm
sewer.
Basin B2
Basin B2 consists of a portion of the existing Church property south of the existing
Church building and west of the street -like private drive from Drake Road that bisects
the property. The vast majority of this basin is comprised of existing parking lot and
drive lane. The basin drains towards south and east to a point directly west of the
proposed detention pond where the runoff will be intercepted and delivered to the
pond through inlets and storm sewer.
Preliminary Drainage Report 8
■� I NORTHERN
EN IN CEN RTHEiN&
Lakeview
surrounded by currently developed properties. As such, several constraints have been
identified during the course of this analysis that will impact the proposed drainage
system including:
No Existing elevations along the east and south property lines adjacent to existing
residential properties will be maintained.
NJ Existing elevations and vegetation on the north side of the subject property will be
preserved.
NJ Except where prohibited, grades along the existing private drive on the west side of
the subject property will be maintained.
N4 As previously mentioned, overall drainage patterns of the existing site will be
maintained.
N.2 Elevations of existing downstream facilities that the subject property will release to
will be maintained.
D. Hydrological Criteria
1. The City of Fort Collins Rainfall Intensity -Duration -Frequency Curves, as depicted in
Figure RA-16 of the FCSCM, serve as the source for all hydrologic computations
associated with the Regency Lakeview development. Tabulated data contained in
Table RA-7 has been utilized for Rational Method runoff calculations.
2. The Rational Method has been employed to compute stormwater runoff utilizing
coefficients contained in Tables RO-11 and RO-12 of the FCSCM.
3. The Rational Formula -based Federal Aviation Administration (FAA) procedure has
been utilized for detention storage calculations.
4. Three separate design storms have been utilized to address distinct drainage
scenarios. A fourth design storm has also been computed for comparison purposes.
The first design storm considered is the 80`h percentile rain event, which has been
employed to design the project's water quality features. The second event analyzed is
the "Minor," or "Initial" Storm, which has a 2-year recurrence interval. The third
event considered is the "Major Storm," which has a 100-year recurrence interval.
The fourth storm computed, for comparison purposes only, is the 10-year event.
5. No other assumptions or calculation methods have been used with this development
that are not referenced by current City of Fort Collins criteria.
E. Hydraulic Criteria
1. As previously noted, the subject property historically drains to a separate detention
facility located south of the property, which is owned and maintained by the City of
Fort Collins. In order to maintain the current capacity of the downstream City of Fort
Collins detention facility and associated storm sewers, the release rate from the
proposed detention pond on the subject property will not increase from the rate
originally designed with the First Christian PUD.
2. All drainage facilities proposed with the Regency Lakeview project are designed in
accordance with criteria outlined in the FCSCM and/or the Urban Drainage and Flood
Control District's (UDFCD) Urban Storm Drainage Criteria Manual.
3. As stated in Section I.C.1, above, the subject property is not located in either a FEMA
regulatory or a City of Fort Collins designated floodplain.
4. The Regency Lakeview project does not propose to modify any natural drainageways.
Preliminary Drainage Report
■� NORTHERN
- ENGINEERING
Lakeview
location. A more detailed description of the project's drainage patterns follows in
Section IV.A.4., below.
2. The existing Church property to the west of the subject site drains via overland flows
and channelized gutter flows to the existing drainage facility on the property. These
off -site drainage flows and patterns will be maintained and accounted for with the
proposed development. The project site does not drain across any off -site private
land.
III. DRAINAGE DESIGN CRITERIA
A. Regulations
There are no optional provisions outside of the FCSCM proposed with the Regency
Lakeview project.
B. Four Step Process
The overall stormwater management strategy employed with the Regency Lakeview project
utilizes the "Four Step Process" to minimize adverse impacts of urbanization on receiving
waters. The following is a description of how the proposed development has incorporated
each step.
Step 1 — Employ Runoff Reduction Practices
Several techniques have been utilized with the proposed development to facilitate the
reduction of runoff peaks, volumes, and pollutant loads as the site is developed from the
current use as athletic facilities by implementing multiple Low Impact Development (LID)
strategies including:
N.7 Conserving existing amenities in the site including the existing vegetated areas and
large trees around the perimeter of the site, particularly the north edge of the site
adjacent to East Drake Road.
N" Providing large vegetated open areas throughout the site to reduce the overall
impervious area and to minimize directly connected impervious areas (MDCIA).
N31 Routing flows, to the extent feasible, through vegetated swales to increase time of
concentration, promote infiltration and provide initial water quality.
Nr; Providing bioretention areas and sand -filled vertical drains to intercept runoff and
promote infiltration.
Step 2 — Implement BMPs That Provide a Water Quality Capture Volume (WQCV) with
Slow Release
The efforts taken in Step 1 will facilitate the reduction of runoff; however, urban
development of this intensity will still generate stormwater runoff that will require
additional BMPs and water quality. All stormwater runoff from the site will ultimately be
routed to the south where it is intercepted and treated in the main water quality and
detention pond prior to exiting the site. Within the pond several BMPs will be utilized
including:
W A sediment forebay at each inlet to the pond to allow sediment to settle from the
incoming stormwater runoff before being delivered to the main pond facility.
W Providing bioretention areas downstream of each sediment forebay to promote
infiltration and the removal of fine sediment, nutrients, bacteria and organics.
Nix Providing sand -filled vertical drains within the pond bottom to further promote the
removal of pollutants.
Preliminary Drainage Report 5
NORTHERN
ENSINEERINU Regency Lakeview
C. Floodplain
1. The subject property is not located in either a FEMA regulatory or City of Fort Collins
designated floodplain. The nearest City designated floodplain is more than one-half
mile from the subject property.
2. FEMA places the subject property within the Zone X Flood Hazard Area, which
constitutes an area determined to be outside the 0.2% annual chance floodplain.
Figure 3 - Existing Floodplains
DRAINAGE BASINS AND SUB -BASINS
A. Major Basin Description
The Regency Lakeview project is located within the City of Fort Collins' Foothills
Drainage Basin, which is within central Fort Collins and is to a large degree
dominated by residential development.
B. Sub -Basin Description
1. The subject property historically drains overland towards the south and into the
existing detention facility located at the southern boundary of the property. The
detention area outlets into a City of Fort Collins detention facility immediately south of
the subject property. The Regency Lakeview development aims to preserve the
existing drainage patterns as much as possible, and will maintain the same outfall
Preliminary Drainage Report
I NORTHERN
ENGINEERING
Lakeview
4. The proposed Regency Lakeview development project will develop the majority of the
existing site, removing the existing athletic facilities and small maintenance building
and constructing several multi -family buildings throughout the property. The Regency
Lakeview complex will contain approximately 175 multi -family dwelling units in eight
(8) main buildings. Also included will be a several small separate parking structures,
maintenance facilities, plazas, a clubhouse, and an outdoor pool and courtyard area.
Figure 2- Proposed Site Plan
5. There are no irrigation ditches or related facilities in the project's vicinity.
6. The proposed land use is residential, multi -family dwellings. Currently the project is
pursuing this use as an Additional Permitted Use with the City of Fort Collins although
the site is currently within the Low Density Residential (R-L) Zone District.
Preliminary Drainage Report 3
NORTHERN
ENQINEEAINQ
211° Subdivision and Eldorado Springs 2111 Subdivision, which are both located east of
the project site, and Eastborough Subdivision, which is located south of the project
site. As previously noted, Drake Road borders the north property boundary, and the
entire remainder of the site to the west is bounded by Christ Center Community
Church property.
B. Description of Property
1. The Regency Lakeview property is approximately 11.23 net acres.
Figure 1 — Aerial Photograph
2. The subject property currently consists of athletic facilities including several soccer
fields, a baseball diamond, and a single small maintenance building. As such, the
ground cover generally consists of sod and some native seeding with numerous trees
and shrubs located mainly at the perimeter of the property. Due to the current use,
slopes are rather gentle throughout (i.e., 2t%). General topography slopes from
north to the south towards detention area at the south end of the property.
3. According to the United States Department of Agriculture (USDA) Natural Resources
Conservation Service (NRCS) Soil Survey, the site consists of Stoneham loam and
Nunn clay loam, which fall into Hydrologic Soil Groups B and C respectively. More
site -specific exploration found varying materials including sandy clay with occasional
sand layers and sandy gravel. See the Geotechnical Engineering Report by CTL
Thompson (CTL Thompson Project No. FC05622-115) for additional information.
Preliminary Drainage Report
rCENORTHERN
ENGINEERING
Lakeview
GENERAL LOCATION AND DESCRIPTION
A. Location
1. Vicinity Map
2. The Regency Lakeview project site is located in the northwest quarter of Section 30,
Township 6 North, Range 68 West of the 6t' Principal Meridian, City of Fort Collins,
County of Larimer, State of Colorado.
3. The project site is located on the south side of Drake Road, east of Christ Center
Community Church (Church), and is bordered by single family residences on the south
and east. The existing right-of-way (ROW) along Drake Road adjacent to the property
is 90-feet.
4. The project site has an existing regional detention pond within the property located on
the southern property boundary. Said pond provides detention for the existing Church
property and will be upgraded with the proposed development to meet current City
criteria and standards for the existing Church property and proposed development. A
City of Fort Collins detention facility is located south of the subject property, and for
reference, Williams Lake is located northwest of the subject property. Per the ALTA
Land Title Survey prepared for the subject property by Northern Engineering
(Northern) and dated July 26, 2011, no existing drainage easements are within the
property. No public storm sewer is located immediately adjacent to the property.
5. Single family subdivisions are adjacent to the subject property including Silverwood
Preliminary Drainage Report
NORTHERN
ENSINEERIN&
Regency Lakeview
LIST OF TABLES AND FIGURES:
Figure 1 — Aerial Photograph................................................................................................ 2
Figure2— Proposed Site Plan................................................................................................ 3
Figure 3 — Existing Floodplains............................................................................................. 4
Figure 4 — East Pond Section Adjacent to Residential Properties .............................................. 10
Table 1 — Detention Storage Summary ................................................................................. 11
MAP POCKET:
C500 - Drainage Exhibit
Preliminary Drainage Report
NORTHERN
ENGINEERING
Lakeview
TABLE OF CONTENTS
I. GENERAL LOCATION AND DESCRIPTION...................................................................
1
A. Location.......................................................................................................................................1
B. Description of Property ................................................................................................................
2
C. Floodplain....................................................................................................................................4
II. DRAINAGE BASINS AND SUB-BASINS.......................................................................
4
A. Major Basin Description...............................................................................................................4
B. Sub -Basin Description..................................................................................................................4
III. DRAINAGE DESIGN CRITERIA...................................................................................
5
A. Regulations ................................... :..............................................................................................
5
B. Four Step Process........................................................................................................................5
C. Development Criteria Reference and Constraints.........................................................................6
D. Hydrological Criteria....................................................................................................................7
E. Hydraulic Criteria.........................................................................................................................7
F. Floodplain Regulations Compliance..............................................................................................8
G. Modifications of Criteria..............................................................................................................8
IV. DRAINAGE FACILITY DESIGN....................................................................................
8
A. General Concept..........................................................................................................................8
B. Specific Details.............................................................................................................................9
V. CONCLUSIONS......................................................................................................12
A. Compliance with Standards........................................................................................................12
B. Drainage Concept......................................................................................................................12
References.......................................................................................................................
13
APPENDICES:
APPENDIX A — Hydrologic Computations
APPENDIX B — Hydraulic Computations
B.1 — Storm Sewers (reserved for future use)
B.2 — Street Flow (reserved for future use)
B.3 — Inlets (reserved for future use)
B.4 — Detention Facilities
APPENDIX C — Water Quality Design Computations (reserved for future use)
APPENDIX D — Operations and Maintenance Guidelines for Bioretention Planters
(reserved for future use)
APPENDIX E — Erosion Control Report
Preliminary Drainage Report
NORTHERN
ENGINEERING
April 18, 2012
City of Fort Collins
Stormwater Utility
700 Wood Street
Fort Collins, Colorado 80521
ADDRESS: PHONE- 970.221.4158 WEBSITE:
200 S. College Ave. Suite 10
Fort Collins, CO80524 FAX:970.221.4159 wuvw•northernengineering.wm
RE: Preliminary Drainage and Erosion Control Report for
Regency Lakeview
Dear Staff:
Northern Engineering is pleased to submit this Preliminary Drainage and Erosion Control Report for
your review. This report accompanies the 04.18.12 Project Development Plan submittal for the
proposed Regency Lakeview multi -family development. Comments from the Conceptual Review
Letter dated 08.25.11 have been addressed. Written responses thereto can be found in the
comprehensive response to comments letter on file with Current Planning.
This report has been prepared in accordance to Fort Collins Stormwater Criteria Manual (FCSCM),
and serves to document the stormwater impacts associated with the proposed Regency Lakeview
project. We understand that review by the City is to assure general compliance with standardized
criteria contained in the FCSCM.
If you should have any questions as you review this report, please feel free to contact us.
Sincerely,
NORTHERN ENGINEERING SERVICES, INC.
yv -
Nicholas W. Haws, PE LEED
Project Manager pp
Kevin R. Brazleton, PE
Project Engineer
MA This Drainage Report is consciously provided as a PDF.
Please consider the environment before printing this document in n5 entirety.
When a hard copy is absolutely necessary. we rmommend double -sided printing.
April 18, 2012
for:
Regency Lakeview, LLC
8390 E. Crescent Parkway, Suite 650
Greenwood Village, CO 80111
Prepared by:
NORTHERN
ENGINEERING
200 South College Avenue, Suite 100
Fort Collins, Colorado 80524
Phone. 970. 221. 4158 Fax: 970.221.4159
vrvw. northemenglneadng.com
Project Number: 665-001
North4rrnEngir a4tring.com /1 970.221.4158