HomeMy WebLinkAboutMORNINGSTAR ASSISTED LIVING & MEMORY CARE - PDP - PDP130024 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3)EXTENDED DETENTION BASIN B (NW)
Proposed Detention Pond - Stage/Storage
LOCATION: MVG - Morningstar
PROJECT NO: 1173-105-00
COMPUTATIONS BY: MHM
SUBMITTED BY: INTERWEST CONSULTING GROUP
DATE: 10/1 /2013
WO WSEL-
100-yr WSEL-
SPILL WA Y -
TOP OF BERM -
detention.xls
V = 1/3 d (A + B + sgrt(A*B))
where V = volume between contours, ft3
d = depth between contours, ft
A = surface area of contour
Stage
(Elev)
Surface
Area
(Ft^2)
Incremental
Storage
(Ac-ft)
Detention
Storage
(Ac-ft)
Total
Storage
(Ac-ft)
62.80
0
63.0
180
64.0
2168
0.02
0.02
64.5
3813
0.03
0.00
0.06
65.0
5458
0.05
0.05
0.11
66.0
7535
0.15
0.20
0.26
67.0
9287
0.19
0.39
0.45
67.25
9822
0.05
0.45
0.51
67.5
19298
0.08
0.53
0.59
68.0
0
0.07
0.60
0.66
Total Storage Req'd Storage
0.662 > 0.377
Interwest Consulting Group
DETENTION VOLUME CALCULATIONS
Rational Volumetric (FAA) Method
100-Year Event
LOCATION:
MVG MORNINGSTAR - EXTENDED DETENTION BASIN B (NW)
PROJECT NO:
1173-105-00
COMPUTATIONS BY: MM
DATE:
10/1/2013
Equations:
Area trib. to pond =
3.18
acre
Developed flow = Qp = CIA
C (100) =
0.59
Vol. In = Vi = T C I A = T Qo
Developed C A =
1.9
acre
Vol. Out = Vo =K Opo T
Release rate, Opo =
1.1
cfs
storage = S = Vi - Vo
K =
0.9
(from fig 2.1)
Rainfall intensity from City of Fort Collins IDF Curve with updated (3.67") rainfall
Storm
Duration, T
(min)
Rainfall
Intensity, I
(in/hr)
OD
(cfs)
Vol. In
Vi
(ft)
Vol. Out
Vo
(ft)
Storage
S
(ft)
Storage
S
(ac-ft)
5
9.95
18.7
5600
301
5300
0.12
10
7.77
14.6
8743
601
8142
0.19
20
5.62
10.5
12655
1202
11453
0.26
30
4.47
8.4
15090
1803
13287
0.31
40
3.74
7.0
16840
2404
14436
0.33
50
3.23
6.1
18202
3005
15197
0.35
60
2.86
5.4
19316
3606
15709
0.36
70
2.57
4.8
20258
4207
16051
0.37
80
2.34
4.4
21077
4808
16269
0.37
90
2.15
4.0
21800
5409
16391
0.38
100
1.99
3.7
22450
6010
0.38
110
1.86
3.5
23039
6611
16428
0.38
120
1.75
3.3
23579
7212
16367
0.38
130
1.65
3.1
24078
7813
16265
0.37
140
1.56
2.9
24542
8414
16128
0.37
150
1.48
2.8
24976
9015
15961
0.37
160
1.41
2.6
25384
9616
15768
0.36
170
1.35
2.5
25769
10217
1 15551
0.36
180
1.29
2.4
26133
10818
1 15315
0.35
Required Storage Volume: 16440 ft3
0.38 acre-ft
detention.xls,FAA-100yr NW POND
Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility 11
Sheet 3 of 3
Designer: MINI
Company:
Interwest Consulting Group
Date:
October 1, 2013
Project:
MVG - Morningstar Facility
Location:
DETENTION BASIN B (NW)
6. Two -Stage Design - See Figure EDB-1
A) Top Stage (Depth Dwo = 2' Minimum)
p wo =
feet
Top Stage Storage: no less than 99.5% of Design Volume (0.0627 acre-feet.)
Storage=
acre-feet
B) Bottom Stage Depth (D. = 0.33' Minimum Below Trickle Channel Invert)
DBs =
feet
Bottom Stage Storage: no less than 0.5 % of Design Volume (0.0003 acre-feet.)
Storage = A' Depth Above WS To Bottom Of Top Stage
Storage=
Surf. Area=
acre-feet
acres
C) Micro Pool (Minimum Depth = the Larger of
Depth=
feet
0.50' Top Stage Depth or 2.5 Feet)
D) Total Volume: Vol. = Storage from 5A + 6A + 66
Vol,., =
acre-feet
(Must be > Design Volume in 1 D, or 0.063 acre-feet.)
7. Basin Side Slopes (Z, horizontal distance per unit vertical)
Z =
(honzontaUvertical)
Minimum Z = 4, Flatter Preferred
6. Dam Embankment Side Slopes (Z, horizontal distance)
Z =
(horizontal/vertical)
per unit vertical) Minimum Z = 3, Flatter Preferred
9. Vegetation (Check the method or describe "Other")
Native Grass
Irrigated Turf Grass
Other:
UD-BMP_v2.06.xls, EDB - NW POND 10/1/2013, 7:39 AM
Designer:
Company:
Date:
Project:
Location:
Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility
Sheet 2 of 3
MM
Inlerwest Consulting Group
October 1, 2013
MVG - Morningstar Facility
DETENTION BASIN B (NW)
iii) Type of Screen (Based on Depth H), Describe if "Other" I S.S. #93 VEE Wire (US Fitter)
Other.
iv) Screen Opening Slot Dimension, Describe if "Other" I 0.139- (US Filter)
Other.
v) Spacing of Support Rod (O.C.) inches
Type and Size of Support Rod (Ref.: Table 6a-2)
vi) Type and Size of Holding Frame (Ref.: Table 6a-2)
D) For 2" High Rectangular Opening (Refer to Figure 6b):
I) Width of Rectangular Opening (W) W = inches
ii) Width of Perforated Plate Opening (W. = W + 12") W,, = inches
iii) Width of Trashrack Opening (W.) from Table 6b-1 Wwe,,;m, = inches
iv) Height of Trash Rack Screen (Hrq) HTR = inches
v) Type of Screen (based on depth H) (Describe if "Other') Klempr KPP Series Aluminum
Other:
vi) Cross -bar Spacing (Based on Table 6b-1, KlempTm KPP inches
Grating). Describe if "Other"Other:
vii) Minimum Bearing Bar Size (Klemp'n" Series, Table 6tr2)
Based on depth of WOCV surcharge)
4. Detention Basin length to width ratio (L/W)
5 Pre -sedimentation Forebay Basin - Enter design values
A) Volume (3% to 5% of Design Volume from 1 D) acre-feet
(3%- 50/6 of Design Volume (0.0019 - 0.0032 acre-feet.)
B) Surface Area acres
C) Connector Pipe Diameter inches
(Size to drain this volume in 5-minutes under inlet control)
D) Paved/Hard Bottom and Sides -yes/no
UD-BMP v2.06.xls, EDB - NW POND 10/1/2013, 7:39 AM
Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility
Sheet 1 of 3
Designer: MM
Company:
Interwest Consulting Group
Date:
October 1, 2013
Project:
MVG - Morningstar Facility
Location:
DETENTION BASIN B (NV)
1. Basin Storage Volume
= 47.00
A) Tributary Area's Imperviousness Ratio (1 = I,/ 100)
i = 0.47
B) Contributing Watershed Area (Area)
Area = 3.180
acres
C) Water Quality Capture Volume (WQCV)
WQCV = 0.20
watershed inches
(WQCV =1.0 - (0.91 -I'-1.19"1'+0.78.1))
D) Design Volume: Vol = (WQCV / 12) - Area' 1.2
Vol = 0.0630
acre-feet
2. Outlet Works
A) Outlet Type (Check One) x Onfice Plate
Perforated Riser Pipe
Other:
B) Depth at Outlet Above Lowest Perforation (H)
H =
2.00
feet
C) Recommended Maximum Outlet Area per Row, (Ao)
Aa =
0.2
square inches
D) Perforation Dimensions:
i) Circular Perforation Diameter or
D =
0.500
inches
ii) Width of 2" High Rectangular Perforations
W =
inches
E) Number of Columns Inc, See Table 6a-1 For Maximum)
nc =
1
number
F) Actual Design Outlet Area per Row (k)
Ap =
0.2
square inches
G) Number of Rows (nr)
nr =
6
number
H) Total Outlet Area (Ao,)
Aa =
1.2
square inches
3. Trash Rack
A) Needed Open Area: A, = 0.5 ' (Figure 7 Value) ' Ao,
A, = 43 square inches
B) Type of Outlet Opening (Check One)
x < 2" Diameter Round
2" High Rectangular
C) For 2", or Smaller, Round Ooenino (Ref.: Figure 6a):
Other:
if Width of Trash Rack and Concrete Opening (W..)
from Table 6a-1
=
Vv.,,, 3 inches
ii) Height of Trash Rack Screen (Hrq)
H-n = 54 inches
UD-BMP_v2.06.xls, EDB - NW POND 10/1/2013, 7:39 AM
EXTENDED DETENTION BASIN A (SW)
Proposed Detention Pond - Stage/Storage
LOCATION:
MVG - Momingstar
PROJECT NO:
1173-105-00
COMPUTATIONS BY:
MHM
SUBMITTED BY:
INTERWEST CONSULTING GROUP
DATE:
10/1/2013
WO WSEL-
100-yr WSEL-
SPILLWAY-
TOP OF BERM -
detention.xls
V = 1/3 d (A + B + sgrt(A"B))
where V = volume between contours, ft3
d = depth between contours, ft
A = surface area of contour
Stage
(Elev)
Surface
Area
(Ft^2)
Incremental
Storage
(Ac-ft)
Detention
Storage
(Ac-ft)
Total
Storage
(Ac-ft)
67.0
0
68.0
1319
0.01
0.010
69.0
3696
0.06
0.00
0.065
4163
0.02
0.02
0.088
4868
0.03
0.03
0.114
M
5120
0.01
0.04
0.128
0
0.02
0.05
0.147
Total Storage Req'd Storage
0.147 > 0.111
Interwest Consulting Group
DETENTION VOLUME CALCULATIONS
Rational Volumetric (FAA) Method
100-Year Event
LOCATION: MVG MORNINGSTAR - EXTENDED DETENTION BASIN A (SW)
PROJECT NO: 1173-105-00
COMPUTATIONS BY: MHM
DATE: 10/1/2013
Eauations: Area trib. to pond = 1.24 acre
Developed flow = Qo = CIA C (100) = 0.49
Vol. In = Vi = T C I A = T Qo Developed C A = 0.6 acre
Vol. Out = Vo =K Qpo T Release rate, Opo = 0.4 cfs
storage = S = Vi - Vo K = 0.9 (from fig 2.1)
Rainfall intensity from City of Fort Collins OF Curve with updated (3.67) rainfall
Storm
Duration, T
(min)
Rainfall
Intensity, I
(in/hr)
OD
(cfs)
Vol. In
Vi
(ft3)
Vol. Out
Vo
(ft3)
Storage
S
(ft)
Storage
S
(ac-ft)
5
9.95
6.0
1814
117
1697
0.04
10
7.77
4.7
2831
234
2597
0.06
20
5.62
3.4
4098
469
3629
0.08
30
4.47
2.7
4887
703
4184
0.10
40
3.74
2.3
5454
937
4516
0.10
50
3.23
2.0
5895
1172
4723
0.11
60
2.86
1.7
6255
1406
70
2.57
1.6
6561
1641
4920
0.11
80
2.34
1.4
6826
1875
4951
0.11
90
2.15
1.3
7060
2109
4951
0.11
100
1.99
1.2
7270
2344
4927
0.11
110
1.86
1.1
7461
2578
1 4883
0.11
120
1.75
1.1
7636
2812
4824
0.11
130
1.65
1.0
7798
3047
4751
0.11
140
1.56
0.9
7948
3281
4667
0.11
150
1.48
0.9
8088
3515
4573
0.10
160
1.41
0.9
8220
3750
4471
0.10
170
1.35
0.8
8345
3984
4361
0.10
180
1.29
0.8
8463
4218
4245
0.10
Required Storage Volume: 4951 ft3
0.11 acre-ft
detention.xis,FAA-100yr SW POND
Designer:
Company:
Date:
Project:
Location:
Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility
MM
Interwest Consulting Group
October 1, 2013
MVG - Morningstar Facility
DETENTION BASIN A (SW)
eet3of3
6. Two -Stage Design - See Figure EDB-1
A) Top Stage (Depth Dwo = 2' Minimum)
Dv,o =
feet
Top Stage Storage: no less than 99.5 % of Design Volume (0.0215 acre-feet.)
Storage=
acre-feet
6) Bottom Stage Depth (Des = 0.33' Minimum Below Trickle Channel Invert)
Des =
feet
Bottom Stage Storage: no less than 0.5% of Design Volume (0,0001 acre-feet.)
Storage=
acre-feet
Storage = A' Depth Above WS To Bottom Of Top Stage
Surf. Area=
acres
C) Micro Pool (Minimum Depth = the Larger of
Depth=
feet
0.50' Top Stage Depth or 2.5 Feet)
D) Total Volume: Vol,,, = Storage from 5A + 6A + 6B
Volta. =
acre-feet
(Must be > Design Volume in 1 D, or 0.0216 acre-feet.)
7. Basin Side Slopes (Z, horizontal distance per unit vertical)
Z =
(honzontalivertical)
Minimum Z = 4, Flatter Preferred
8. Dam Embankment Side Slopes (Z, horizontal distance)
Z =
(horizontaVvertical)
per unit vertical) Minimum Z = 3, Flatter Preferred
9. Vegetation (Check the method or describe "Other")
Native Grass
Irrigated Turf Grass
Other:
Notes:
UD-BMP v2.06.xls, EDB - SW POND 10/1/2013, 7:37 AM
Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility
Sheet 2 of 3
Designer: MM
Company:
Interwest Consulting Group
Date:
October 1. 2013
Project:
MVG - Morningstar Facility
Location:
DETENTION BASIN A (SW)
iii) Type of Screen (Based on Depth H), Describe if "Other" S.S. #93 VEE Wire (US Filter)
Other:
N) Screen Opening Slot Dimension, Describe if "Other" I 0.139" (US Filter)
O her:
v) Spacing of Support Rod (O.C.)
Type and Size of Support Rod (Ref.: Table 6a-2)
vi) Type and Size of Holding Frame (Ref.: Table 6a-2)
inches
D) For 2" High Rectangular Opening (Refer to Figure 6b):
1) Width of Rectangular Opening (W)
W = inches
ii) Width of Perforated Plate Opening (W.. = W + 12")
W conc = inches
iii) Width of Trashrack Opening (W,.) from Table 6b-1
W(pen,re = inches
iv) Height of Trash Rack Screen (HTn)
H Ta = inches
v) Type of Screen (based on depth H) (Describe if "Other")
Klenhi KPP Series Aluminum
Other:
vi) Cross -bar Spacing (Based on Table 61b-1, Klempr" KPP I inches
Grating). Describe if "Other" Other:
vii) Minimum Bearing Bar Size (Klemp' Series, Table 6b-2)
4. Detention Basin length to width ratio I (L/W)
5 Pre -sedimentation Forebay Basin - Enter design values
A) Volume (3% to 5 % of Design Volume from 1 D) acre-feet
(3 % - 5% of Design Volume (0.0006 - 0.0011 acre-feet.)
B) Surface Area
acres
C) Connector Pipe Diameter inches
(Size to drain this volume in 5-minutes under inlet control)
D) Paved/Hard Bottom and Sides yes/no
UD-BMP_v2.06.x1s. EDB - SW POND 10/1/2013, 7:37 AM
Design Procedure Form: Extended Detention Basin (EDB) - Sedimentation Facility -11
Sheet 1 of 3
Designer: MM
Company:
Interwest Consulting Group
Date:
October 1, 2013
Project:
MVG - Morningstar Facility
Location:
DETENTION BASIN A (SW)
1. Basin Storage Volume
I, -
38.00
%
A) Tributary Area's Imperviousness Ratio (i = l,/ 100)
i .
B) Contributing Watershed Area (Area)
Area-
1.240
acres
C) Water Quality Capture Volume (WQCV)
WQCV =
0:17_
watershed inches
(WQCV =1.0-(0.911'- 1.19' Iz+0.78.1))
D) Design Volume: Vol = (WQCV / 12)' Area' t2
Vol =
0.0216
acre-feet
2. Outlet Works
A) Outlet Type (Check One) x Ontice Plate
Perforated Riser Pipe
Other:
B) Depth at Outlet Above Lowest Perforation (H)
H =
2.00
feet
C) Recommended Maximum Outlet Area per Row, (k)
P.o =
0.1
square inches
D) Perforation Dimensions:
i) Circular Perforation Diameter or
D =
0.500
inches
it) Width of 2" High Rectangular Perforations
W =
inches
E) Number of Columns (nc, See Table 6a-1 For Maximum)
nc =
1
number
F) Actual Design Outlet Area per Row (A.)
k =
0.2
square inches
G) Number of Rows (nr)
nr =
6
number
H) Total Outlet Area (Ao,)
A,,, =
1.2
square inches
3. Trash Rack
A) Needed Open Area: A, = 0.5' (Figure 7 Value) ' Ao,
Al = 43 square inches
B) Type of Outlet Opening (Check One)
x < 2" Diameter Round
2" High Rectangular
Other:
C) For 2", or Smaller, Round Opening (Ref.: Figure 6a):
i) Width of Trash Rack and Concrete Opening (W,o„,)
from Table 6a-1
W., = 3 inches
ii) Height of Trash Rack Screen (H7a)
H1n = 54 inches
UD-BMP v2.06.xls, EDB - SW POND 101112013, 7:37 AM
I_rL -
—I r L I�--
I I_ I L
100 50 0 100 20�
C.ALAM6�0 M(/Il MI
--- LJ /
r �
� I .
L
�I Q
I I
r=
I I
L—J
V.i
I I
L_�
I F - _
I I I
� I I
LJ r M
avlz
enw �1
I
I /
w wln —
;xl .wee u' xcr
m' rLj UIWY.NL
INT
L I
3 I
r - ML_ummmw,-
■ 3
MVG - MORNINGSTAR
1218 w.IW. Alec LID AREA EXHIBIT
�aea. cea.m eusso
aivr �Wo1 ar..aao
cw rvro�m DATE CREATED: 10/01/13
LID AREA EXHIBIT
TOTALSITEAREA:
4.42
acre
NEW MPERVIOUS AREA:
2.15
acre
MINIMUM AREA TO BE TREATED:
acre
AREA I -GRASS SWALE
0.27
acre
AREA 2 - RAIN GARDEN:
0.50
acre
AREA 3- GRAVEL DRY WELLS:
0.54
acre
AREA 4- PERVIOUS PAVERS
0.47
acre
SUMMARY
DRAINAGE SUMMARY TABLE
Owl9n
VW�
Tnpun
sea,.n
wr
Ir
012)
cnul
cl+W)
m(2)
min
m(10)
mM
Iu p0M
min
G2Mot
qs
o09Not
M
G1WNm
cp
A (SM
A SW
1.24
039
0.39
0.49
120
120
11A
1.0
1.7
4.6
B NW
a 1 NM
1 3.19
1 0"
0"
0.%
16.1
I4.1
14.1
1 2b
"
1 12.3
Page 1
10.00
9.00
8.00
10 7.00
r
S 6.00
i
z 5.00
a,
= 4.00
J
J
LL
z 3.00
2.00
1.00
0.00
0.00
RAINFALL INTENSITY -DURATION -FREQUENCY CURVE
10.00 20.00 30.00 40.00 50.00
STORM DURATION (mtnutea)
2-Year Strom - - - 10-Year Storm -100-Year Slone
Figure RA-16 City of Fort Collins Rainfall Intensity -Duration -Frequency Curves
(13) Section 5.0 is deleted in its entirety.
(14) Section 6.0 is deleted in its entirety.
(15) Section 7.0 is deleted in its entirety.
(16) Section 7.1 is deleted in its entirety.
(17) Section 7.2 is deleted in its entirety.
(18) Section 7.3 is deleted in its entirety.
(19) Section 8.0 is deleted in its entirety.
(20) Table R.4-1 is deleted in its entirety.
36
60.00
Table RO-11
Rational Method Runoff Coefficients for Composite Analysis
Character of Surface
Runoff Coefficient
Streets, Parking Lots,
Drives:
Asphalt
0.95
Concrete
0.95
Gravel
0.5
Roofs
0.95
Recycled Asphalt
0.8
Lawns, Sandy Soil:
Flat <2%
0.1
Average 2 to 7%
0.15
Steep >7%
0.2
Lawns, Heavy Soil:
Flat <2%
0.2
Average 2 to 7%
0.25
Steep >7%
0.35
(4) A new Section 2.9 is added, to read as follows:
2.9 Composite Runoff Coefficient
Drainage sub -basins are frequently composed of land that has multiple surfaces or zoning
classifications. In such cases a composite runoff coefficient must be calculated for any
given drainage sub -basin.
The composite runoff coefficient is obtained using the following formula:
�(C, *A;)
C = '- A (RO-8)
Where: C = Composite Runoff Coefficient
C; = Runoff Coefficient for Specific Area (A)
A; = Area of Surface with Runoff Coefficient of C;, acres or feetZ
n = Number of different surfaces to be considered
A,= Total Area over which C is applicable, acres or feet
(5) Anew Section 2.10 is added, to read as follows:
41
Cross Section for 0100 West Drainage Easement Cross-section
Project Description
Flow Element:
Irregular Section
Friction Method:
Manning Formula
Solve For
Normal Depth
Section Data
Roughness Coefficient:
0.019
Channel Slope:
0.00600 1{tft
Normal Depth:
1.53 ft
Elevation Range:
0.00 to 7.85 ft
Discharge:
150.20 fta/s
— 38,63 It
Worksheet for Q100 West Drainage Easement Cross-section
Station Efevo
-0+25 z 15
-0+02 0:n
0+00 0.00
1«02' a.17
0+21 1.55
6+21 ` 4.55
0+25 5.35
0+25 7.85
Worksheet for Q100 West Drainage Easement Cross-section
Protect Description c ',X� '
Flow Element: Irregular Section
Friction Method: Manning Formula
Solve For Normal Depth
n
Input DataMINIM 11 SUMN: � S~
Channel Slope: 0.00600 {
Discharge: 15020 fels
Options 4s n s
Current Roughness Weighted Meth4 ImprovedLotters
Open Channel Weighted Roughnes: ImprovedLotters
Closed Channel Weighted Roughne Hortons
Results
Roughness Coefficient:
Water Surface Elevation:
Elevation Range:
Flow Area
Wetted Perimeter.
Top Width:
Normal Depth:
Critical Depth:
Critical Slope:
Velocity:
Velocity Head:
Specrfic Energy:
Froude Number.
Flow Type
Segment Roughness
Star, Station End SWon Roughness
Coefficient
0.019
1.53
ft
0.00to7.85R
29.48
ft,
38.76
ft
38.63
ft
1.53
ft
1,55
ft
0.00566
ivft
5.09
fvs
0.40
ft
1.94
ft
1.03
Supercritical
(-0+25. 2.15:
(-0+C2. 0. 7)
0 025
(-0+02, 0.17)
(0+02, 0 17)
0.013 -
(0-02, 0.17)
(0+21, 1.55)
0.025
(0+21, 1.55)
(0+21, 4.55)
0.015
All
(0+21, 4.55)
(0+25. 5.35)
0,025
(0+25, 5.35)
(0+25, 7.85)
0,016
y 4 ead n °�bS� T r
Sedion GeomeW w aXd.,� .;emu="�WM r" -r e WWI i :.'.- g
James H. Stewart and Associates, Ine.
Consulting Engineers
March 15, 1978
STORM DRAINAGE SWALE
COLLINDALE SECOND FILING
The Swale that exists at the Easterly side of Collindale, Second Filing will
receive drainage from the following areas:
Foothills Meadow Apartments - 16 Acres
Warren Shores - 23 Acres
North Shore P.U.D. - 10 Acres
Warren Lake Park - 26 Acres
Collindale, First Filing - 11 Acres
TOTAL 1 86 Acres
Of the above areas, North Shore P.U.D. does have onsight detention and the
Warren Lake Park will not increase the runoff, due to development, to a
great extent. The runoff for a 100 year frequency storm would be as follows:
."Foothills Meadows
Q
0.8
x
4.2
x
16
= 54
c.f.s_
Warren Shores
Q
= 0.6
x
4.2
x
23
= 58
c.f.s
North Shore P.U.D.
Q
= '0.4
x
5
x
10
=, 20
c.f.s
Warren Lake Park
Q
= 0.4
x
5
x
26
= 52
c.f.s
Collindale
Q
= 0.6
x
5
x
11
= 33
c.f.s.
TOTAL
=217
c.f.s
The swale would be as shown below to carry the 100 year storm.
5D
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Therefore, it is determined that Buildings C, D, E. and F as shown on the
site plan would not be damaged during a 100 year frequency storm.,
C a6'4�
Richard A. Rutherford, P.E. S L.S.
OFFICE-214 NORTH HONES 0 Mr. BOX 429 O FORT COLLINS, COLORA00 MUM O 'I"FI.EI•I [ONE AREA 90;VIA2.9331
APPENDIX B
HYDROLOGIC COMPUTATIONS
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MVG MORNINGSTAR • VICINITY MAP
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APPENDIX A
VICINITY MAP AND DRAINAGE PLAN
A
5.2 Drainage Concept
The proposed drainage concepts presented in this report and on the construction plans
adequately provide for stormwater quantity and quality treatment of proposed impervious
areas. Conveyance elements have been designed to pass required flows and to minimize
future maintenance.
If, at the time of construction, groundwater is encountered, a Colorado Department of
Health Construction Dewatering Permit will be required.
6. REFERENCES
l . City of Fort Collins, "Storm Drainage Criteria Manual", (SDCM), dated March,
1986.
2. Urban Drainage and Flood Control District, "Urban Storm Drainage Criteria
Manual", Volumes 1 and 2, dated June 2001, and Volume 3 dated September
1999.
3. ICON Engineering, Inc., "McClelland's Creek Master Drainage Plan Update",
dated November 20, 2000 (Revised March 2003).
7
Sub -Basin B includes the remaining approximately 3.18 acres located northeast of Sub -
basin A within the site, including the north half of the proposed building downspouts.
The east side building down -spout run-off as well as that immediately adjacent to the
southeast side of the proposed building will be collected in a proposed rain garden before
entering the site's stone drain system. The north side building down -spout run-off as
well as that immediately adjacent to the north, northeast, and northwest sides of the
building shall sheet flow to the northwest to the proposed Water Quality Pond B. Parking
and access road run-off will also sheet flow to the northwest or enter the site's storm
drain system, which also drains into Water Quality Pond B. Run-off is then treated and
released into the existing drainage ditch flowing northeast into McClelland's Channel.
Sub -basin B is calculated to have a 10-year and 100-year discharge of 4.8 & 12.3 cfs,
respectively.
4.3 Drainage Summary
The percent impervious weighted average of the entire site is 48.6%. All proposed site
runoff follows existing drainage flow patterns while adding a level of water quality to the
discharge.
Drainage facilities located outside of the right of way (including the rain garden, water
quality pond, proposed storm sewer system and the pond outlets) will be maintained by
the owners of the property. The property owner shall also share maintenance of the 50'
Drainage Easement and existing drainage ditch to the west of the property with the
Collindale PUD Homeowners Association.
5. CONCLUSIONS
5.1 Compliance with Standards
All computations that have been completed within this report are in compliance with the
City of Fort Collins(COFC) Erosion Control Reference Manual for Construction Sites,
the COFC Storm water Criteria Manual, the COFC Master Drainage Plans, and the
COFC floodplain regulations. All floodway information is in compliance with Chapter
10 of the City of Fort Collins Municipal Code and all State and Federal regulations.
6
4.1 General Concept
The proposed MVG-Momingstar site was designed to treat run-off as close to the point -
source as possible, while also minimizing the length of drainage routing to the most
feasible extents of the site.
The proposed site shall be divided into two sub -basins based on design points A and B.
The proposed drainage design follows the existing drainage pattern of southeast to
northwest. The project will consist of an Assisted & Memory Care Complex building
with a footprint of approximately 42,500 SF, a parking area for patients and employees,
an access lane, a retaining wall, sidewalks and landscaped areas. All proposed site run-
off is directed to a water quality pond at one of the two design points before being
released off -site. Each water quality pond shall be equipped with a Water Quality Outlet
Structure, designed specifically for that sub -basin, to treat and release the run-off into the
existing concrete ditch at or below historic run-off rates.
Both of the extended detention ponds serving as water quality ponds shall also act as on -
site detention ponds for the proposed construction. The on -site detention shall hold the
proposed 100-year run-off and release it at the historic 2-year storm release rate.
4.2 Specific Flow Routing
A summary of the drainage patterns within each basin is provided in the following
paragraphs.
Sub -Basin A includes the southwest corner of the property, excluding the existing
drainage ditch, and the south half of the downspouts from the proposed building,
approximately 1.24 ac. From the downspouts, flow will be routed through vegetated
areas carrying flow away from the building or sheet flow over -top the sidewalk. A
sidewalk chase is proposed in one location to keep positive drainage through the
sidewalk. Remaining Sub -basin A flow will be collected and routed through a concrete
pan along the south edge of the property to Water Quality Pond A, which is located just
southwest of the proposed building. Once the run-off is treated, the outlet structure
discharges into the existing concrete channel to the west of the site, eventually reaching
McClelland's Channel. Sub -Basin A is calculated to have a 10-year and 100-year
discharge of 1.7 & 4.5 cfs, respectively.
5
be used at the outlet of both Water Quality Pond's as well as the two points where a
majority of water will enter Water Quality Pond B. The Rip Rap shall be stabilized in
place.
Step 4: Implement Site Specific and Other Source Control BMPs
Proactively controlling pollutants at their source by preventing pollution rather than
removing contaminants once they have entered the stormwater system or receiving waters
is important when protecting storm systems and receiving waters. This can be
accomplished through site specific needs such as construction site runoff control, post -
construction runoff control and pollution prevention / good housekeeping. It will be the
responsibility of the contractor to develop a procedural best management practice for the
site.
3.3 Hydrologic Criteria
Runoff computations were prepared for the 2-year and 10-year minor and I00-year major
storm frequency utilizing the rational method. The Modified FAA method was used to
determine preliminary detention volumes for the proposed water quality ponds.
All hydrologic calculations associated with the basins are included in Appendix B of this
report.
Final water quality volumes will be presented in the final drainage report and calculated
using the method recommended in the "Urban Storm Drainage Criteria Manual".
3.4 Hydraulic Criteria
All hydraulic calculations will be presented in the final drainage report and prepared in
accordance with the City of Fort Collins Drainage Criteria.
3.5 Floodplain Regulations Compliance
No work is proposed within the existing floodplain.
4. DRAINAGE FACILITY DESIGN
4
Impervious Areas (MDCIA). See the LID Area Exhibit in Appendix B.
Runoff for the site will be split around the proposed building's SE corner to the west and
north, respectively.
Sub -Basin A
Runoff directed to the west will be routed through a vegetated, landscaped water way to
an extended detention basin, herein referred to as "Water Quality Pond A" equipped with
a Water Quality Outlet Structure which will release flow into the existing concrete
drainage ditch along the west edge of the property. Water Quality Pond A will also be
constructed with Gravel Dry Wells along the flow line of the basin to help slow the
basin's time of concentration.
Sub -Basin B
Runoff directed to the north will be routed through vegetated areas, a rain garden, and a
storm drain system thereby reducing runoff from impervious surfaces over permeable
areas to slow runoff and increase the time of concentration and promote infiltration.
Runoff from the parking lot shall drain across Pervious Pavers before entering a second
extended detention basin, herein referred to as "Water Quality Pond B".
Step 2: Implement BMPs that Provide a Water Quality Capture Volume with Slow
Release
Sub -Basin A
Water Quality Pond A utilizes a landscaped drainage way as well as equipping the
Extended Detention Basin with a Water Quality Outlet Structure designed to allow
sediments to settle while releasing treated flows at or less than historic rates.
Sub -Basin B
A Proposed Rain Garden located SE of the main entrance shall collect a majority of the
down -spout runoff before conveying the water to the second water quality treatment
pond. Pervious Pavers are located within Sub -basin B, placed close to the proposed
Extended Detention Basin to help reduce total runoff by allow water to infiltrate. Water
Quality Pond B also shall be equipped with a Water Quality Outlet Structure designed to
allow sediments to settle while releasing treated flows at or less than historic rates.
Step 3: Stabilize Drainageways
Natural Drainageways are subject to bed and bank erosion due to increases in frequency,
duration, rate and volume of runoff during and following development. Rip -Rap shall
3
run-off of 20.6 cfs and a 100-year storm run-off of 150.2 cfs. See Appendix B for
existing site hydrologic computations.
2.2 Sub -basin Description
The existing site has a historic runoff of 1.5 cfs and 6.7 cfs for the 2-year & 100-year run-
off event, respectively, with a historic 2-year release rate of 0.35 cfs/acre. The site will be
divided into 2 sub -basins for proposed construction activities. Sub -basin A will consist
of approximately 1.24 ac and will be collected in a small extended detention basin located
southwest of the proposed building before releasing into the existing drainage ditch to the
west. Sub -basin B consists of approximately 3.18 ac and drains to the northwest corner
of the property where it will be collected in a second extended detention basin before
releasing into the existing concrete drainage ditch bounding the property. Once the run-
off enters the existing ditch, it will flow northeast eventually reaching McClelland's
Channel.
3. DRAINAGE DESIGN CRITERIA
3.1 Regulations
This report was prepared to meet or exceed the "City of Fort Collins Storm Drainage
Design Criteria Manual" specifications. Where applicable, the criteria established in the
"Urban Storm Drainage Criteria Manual" (UDFCD), developed by the Denver Regional
Council of Governments, has been used.
3.2 Development Criteria Reference and Constraints
Urban Drainage and Flood Control District (UDFCD) recommends a Four Step Process
for receiving water protection that focuses on reducing runoff volumes, treating the water
quality capture volume (WQCV), stabilizing drainageways and implementing long-term
source controls. The Four Step Process applies to the management of smaller, frequently
occurring events.
Step 1: Employ Runoff Reduction Practices
To reduce runoff peaks, volumes, and pollutant loads from urbanizing areas, implement
Low Impact Development (LID) strategies, including Minimizing Directly Connected
FA
1. GENERAL LOCATION AND DESCRIPTION
1.1 Location
The MVG-Morningstar Assisted & Memory Care Project development is located in
southeast Fort Collins. It is located in the Southwest Quarter of Section 30, Township 6
North, Range 68 West of the Sixth Principal Meridian, in the City of Fort Collins,
Larimer County, Colorado. See the location map in Appendix A.
The project is located west of Lochwood Drive, north of E. Horsetooth Road, and
bounded on the west and north sides by existing residential lots. An existing drainage
ditch with an existing 25 ft Drainage Easement runs along the west edge of the property,
dividing it from the residential properties.
1.2 Description of Property
The property consists of approximately 4.42 acres of land. The existing land currently
drains from southeast to northwest at approximately a 2% grade. The land is currently
vacant with mild sloping terrain and covered with natural dry -land vegetation across the
entire site. The only offsite flow entering the site is through an existing concrete drainage
ditch originating at the SW corner of the property and conveys runoff to the northeast.
There is an existing 25' drainage easement accompanying the existing concrete ditch,
extending from the existing flowline 25' to the west. An additional 25' drainage
easement is proposed, extending from the flowline 25' to the east, to make the entire
Drainage Easement 50' wide up to the Tract A -Utility & Drainage Easement. The
channel is not mapped by FEMA. The project is located in FEMA FIRM Panel
08069C I GOOF, Zone X.
2. DRAINAGE BASINS AND SUB -BASINS
2.1 Major Basin Description
The proposed development lies within the McClelland's Creek Master Drainage Basin.
The entire site currently drains to an existing concrete drainage ditch along the west and
northwest property boundary. James H. Stewart and Associates performed a drainage
study on this drainage in March of 1978 and determined the 100-year storm to produce
217.0 cfs. However, the updated 2010 SWMM model for the basin shows a 2-year storm
I
TABLE OF CONTENTS
TABLEOF CONTENTS............................................................................................................ iii
1. GENERAL LOCATION AND DESCRIPTION................................................................ 1
1.1 Location...........................................................................................................................1
1.2 Description of Property................................................................................................. 1
2. DRAINAGE BASINS AND SUB-BASINS.......................................................................... 1
2.1 Major Basin Description................................................................................................ 1
2.2 Sub -basin Description.................................................................................................... 2
3. DRAINAGE DESIGN CRITERIA...................................................................................... 2
3.1 Regulations......................................................................................................................2
3.2 Development Criteria Reference and Constraints...................................................... 2
3.3 Hydrological Criteria..................................................................................................... 3
3.4 Hydraulic Criteria.......................................................................................................... 3
3.5 Floodplain Regulations Compliance............................................................................. 3
4. DRAINAGE FACILITY DESIGN....................................................................................... 4
4.1 General Concept............................................................................................................. 4
4.2 Specific Flow Routing.................................................................................................... 5
4.3 Drainage Summary ........................................................................................................ 6
5. CONCLUSIONS....................................................................................................................6
5.1 Compliance with Standards.......................................................................................... 6
5.2 Drainage Concept........................................................................................................... 7
6. REFERENCES...................................................................................................................... 7
APPENDIX
VICINITY MAP AND DRAINAGE PLAN.............................................................................. A
HYDROLOGICCOMPUTATIONS..........................................................................................B
October 1, 2013
Mr. Wes Lamarque
City of Fort Collins Stonmwater
700 Wood Street
Fort Collins, CO 80522-0580
RE: Preliminary Drainage Report for MVG-Morningstar Assisted & Memory Care
Project
Dear Wes,
I am pleased to submit for your review and approval, this Preliminary Drainage Report for the
MVG-Morningstar Assisted & Memory Care Project development. I certify that this report for
the drainage design was prepared in accordance with the criteria in the City of Fort Collins Storm
Drainage Manual.
I appreciate your time and consideration in reviewing this submittal. Please call if you have any
questions.
Sincerely,
Mark Morrison. E.I.T.
ii
Reviewed By:
Robert Almirall, P.E.
Colorado Professional
Engineer No. 33441
PRELIMINARY DRAINAGE REPORT
MVG-MORNINGSTAR
ASSISTED & MEMORY CARE PROJECT
Prepared for:
Max Consulting, LLC
4061 S. Clermont St.
Englewood, CO 80113
(303)482-7420
Prepared by:
Interwest Consulting Group
1218 West Ash, Suite C
Windsor, Colorado 80550
(970)674-8488
October 1, 2013
Job Number 1173-105-00
Q: How long until you start building? How long to finish?
A: Probably about a year (next spring). Take a year to build.
Q: There are many similar facilities nearby, main difference is the memory care.
A: Memory fairly different.
C: Without Alzheimer units, patients wouldn't get adequate care and would walk out from other assisted
living facilities.
Q: Where will the fences be?
A: Just around the memory care area. A 6' fence for the memory care portion.
Q: Will there be another meeting?
A: This is up to the applicant; we require for a project of this type to have a neighborhood meeting, but
only 1 is required. This may be the only neighborhood meeting.
Q: What about the public hearing?
A: This project is subject to a Planning & Zoning Board public hearing; they are the decision maker. You
will get a notice as to the time/place of hearing -- you are able to attend and give feedback.
Q: What are you taking back from this meeting, Jason?
A: Taking detailed meeting minutes of questions and concerns. It sounds like the three major concerns
are water and that drainage off the site are mitigated and not adding the problem, the proximity of the
building to the western property boundary and traffic.
A: (Applicant) in agreement on same issues, also looking at the entrance and where this should be
located. Look at the traffic study and see if there is need for additional mitigation. Need information out
of the title report.
Q: Does the water include the pond and mosquitoes?
A: Yes.
Q: Can you notify us of any changes?
A: Best way to keep informed is to be on the sign-up sheet and sign-up on the City's website to find out
about development projects coming up. Anyone who wants more information can e-mail or call me and
I'll give you the links and latest information. Detailed plans are available for review online or at the
planning department:
C: Can't get onto Horsetooth; 40mph speed limit but people are going faster.
A: This type of use has a lower traffic count than almost all other uses. Only a few residents will be
driving and staff is off-peak hours. They get to work before rush hour. Sadly family members don't visit
often and come during off-peak hours.
A:This kind of use generates about 200 trips per day. A bank or fastfood is more like 1200-1600 trips per
day.
C: Getting in for an ambulance seems like it would be difficult to get in during rush hour if there is an
emergency.
Q: Currently there isn't a bus that runs down Horsetooth; nearest on Lemay Ave. Are there plans for the
City to expand the routes? To go all the way down to the high school?
A: Yes; but not sure on specific bus routing, but would be incorporated into an existing route. During
preliminary meeting with City there is to be a pad for a bus stop yet to be determined. City aware there
needs to be a bus.
Q: Will bus be expanded just for this development or for the City master plan as a whole?
A: Can't answer why they are asking for a bus pad. When a development comes in it is the City's
opportunity to get certain improvements like a bus stop.
Q: We all pay HOA fees to maintain the neighborhood; will Morning Star help pay in dues?
A: Unlikely if you already have an established HOA.
A: Have a preliminary title report; we need this report first to fully answer. Need to get the information.
C: The owner of the land is the one that developed the nearby area. He built all of this. This land was
supposed to be what I said earlier (tennis courts, amenities, etc.). Whoever owns the property is
responsible for the ditch.
C: A very good use of the land compared to Drake/Lemay and Drake/Timberline -- those are going to be
huge. The density and volume of traffic is a picnic compared to intersections on Drake. A nice project
and a good use of the space. If you make it difficult for the developers your chances of getting high
density apartments may be worse.
C: There are many not against assisted living types of service, but it looks like it needs a redesign for two
parts and some City commitment to address water issues.
Q: Can anyone comment on how this might affect property values?
A: I'm not sure I am qualified to answer. If anything, what we have seen is that people between 40-65
generally like senior housing in their neighborhoods because it allows seniors to stay home and not
move out of the areas they grew up in.
A: I have a mother-in-law that went into a building/facility built 7 years ago. One of the things these
homes typically do is try to be in the community to have family close by and stay in the neighborhood
where they've been living. Won't be a multifamily apartment where things are going on at all hours of
the night; it will be a quiet community. Trying to make sure we address your needs and concerns. The
residents we're proposing are your neighbors now and providing quality housing and add to the
community, not detract from it.
Q: What is the cost to be in one of the units per month?
A: It depends on the amount of care the person needs, but run from 3,000 - 4,500 per month.
truck to pull in and have enough space and length for their hoses to get around the building. Only
preliminary feedback from the City, no proposal submitted yet.
Q: Are local businesses used for this development?
A: All the consultants are local.
A: Architect from Kansas City.
C: Collingdale units will be looking into the memory care units; located very close to this development.
Q: Will you be putting in mature trees to look at rather than the building?
A: We haven't developed the landscape plan. They will be mature, but not likely to be 50'. Likely a 2"
caliper tree. 10-12 feet in height.
Q: Is there a chance there will be a dirt access road for fire access?
A: No.
Q: Are you accepting veterans in the units?
A: Yes
Q: Do the assisted living have any facility in their rooms, microwaves or is it all in the dining room?
A: Each room has a kitchenette. Not independent cooking in their rooms; no stove or cooktop. Not
available in the memory care units.
A: Sink/shower, storage in memory care.
C: I think it is an appropriate use of the land. Everything looks great, but my concern is the elevation to
make the building level. As you level, the backyards are already flooding and swampy and this will
exacerbate the runoff during flooding times as it currently flows into the empty field. The complex is
squeezed to the back. Can you rotate and move the building slightly to help with the drainage/flooding
issues.
C: Why does the west wing have to be there, or shortened up a bit? Truncate that wing?
A: In order to keep it 2-stories there has to be a certain footprint, or you have to go to 3 stories.
A: 3 stories not permitted.
A: If you cut off too many, financially it doesn't work.
Q: Is this the only piece of property you looked at in Fort Collins?
A: Looked at many areas: Market study indicated this site would be the strongest.
C: Looks like you need more space or larger property to build this. I don't see this is feasible with all the
groundwater and drainage problems; being so close to the condos -- why choose this spot?
A: Looked at what works and what the market study says.
C: After you place your development here, you'll really congest the area. Traffic is backed up from the
stoplight and if no stoplight can be put at Horsetooth/Lochwood, it is going to be very congested. How
many no -votes do we need to stop the project. The other places in town they aren't put into the
residential areas. On the westside of town, they have a lot of facilities with big open areas that is all
that's there. Why this piece of property is so prime to put this facility into.
A: We don't know if a light is completely infeasible or off the table. Traffic operations and city -staff will
look into this.
A: Evening shift more care managers, nurse from 8am-8pm. About 10 people.
A: Night shift about 3-4 people overnight.
Q: Are care managers CNAs?
A: No, these are mostly for skilled nursing facilities.
Q: How many total residents?
A: 75-85, some vacancies and majority of room single -occupied, but some married couples or some may
choose a roommate.
Q: Concerned about the detainment of water, can you do that in CO? and the bug issues with
mosquitoes and the effect of nearby wetlands heading out towards the power trail. What is the scope?
A: Cannot capture water and use it for a different use in CO -- does not really apply to holding water
temporarily and releasing downstream. This will be a detention pond (not holding water permanently)
for a short period of time before releasing downstream. Pond will hold back a certain quantity, but also
a water quality pond so contaminants settle out and water going out is cleaner; this is a requirement of
the City of Fort Collins.
Q: Will the pond be covered? It could be a safety issue.
A: Safety concerns when it is deep or has steep slopes. Try to keep the sides sloped very gently and it
will not be very deep and shallow because of water table issues. Will not likely be fenced in; no City
requirement to fence it in. Water will stay for roughly 24-48 hours.
Q: What will it take to put a pipe in?
A: Issue is likely figuring out how far downstream would be required, looking at costs and easements --
difficult to answer.
C: Most properties getting flooded are down the line, exacerbating the problem with all the pavement
being put in. When the Warren Lake area was developed and piping through it is seeping and the water
is coming through the stormwater drainage of the City. Would like to see a solution besides just a bigger
ditch. Can give the history of the ditch for the last 30 years.
C: Not all water comes from Warren. We have water standing on lawns after precipitation events.
Cherry Hill is a hill, and when it rains or snows it drains down the hill like a river. Causes problems with
mowing.
Q: Building footprint only using about half the land. Is this a prototype building that you are just trying
to fit onto the land. Will there be a phase 2 later on that we have to worry about? Why not spread the
building out throughout the rest of the site.
A: City development code has specific setbacks and orientations that help determine
location/size/orientation of the building.
A: Certain requirements of State jurisdictional like the length of corridors, and certain distances you
can't go over and can't get licensed. This layout tries to consolidate the corridors. Trying to make the
facility work under state guidelines and requirements.
A: There will be no phase 2.
A: Try and keep the hallways shorter and have more open and green space, make it feel like a garden.
Most residents will need some assistance and can't walk a long way.
A: Can design in many different ways and different unit compositions. There will be no road going back
around the building. We have to provide a space yet to be determined by the fire department for a
Q: The northernmost entrance is not very far from the A building of the Cherry Hills Condo, is there any
possibility for moving it south due to proximity to the buildings and many families, children, dogs and
pool across the street -- population not good at paying attention.
A: We would like to move it further south, but the location of the access may move slightly. Most
critical entrance is the one further south. The northern access may come down, but still need to work it
out with Staff. Site line distances coming around the curve not looked at quite yet.
Q: Are they both entrances/exits?
A: Yes
C: Poudre Fire Authority requires 2 entrance/access to the site.
Q: At what point in the process will a dust control plan or vibration plans be completed? Many
neighborhoods close by that will be disturbed.
A: Those plans will come near the completion of the project.
Q: Can we comment/input on that?
A: Not sure if you can comment but likely done before we pull a building permit. If there is a
requirement to come up with mitigation plans, would come after P&Z hearing.
A: It is a requirement for a state permit that a contractor is required to pull after approval by the City
showing erosion control measures. It doesn't mean there is no dust generated, but there are
requirements.
Q: What is the site zoned now?
A: This is one of the uses that could go in this zone. This zone district is Low Density Mixed -Use zone and
it is fairly restrictive. Parcel has been vacant for a long time. Uses could be neighborhood centers, such
as a convenience store, daycare, offices, clinics, places of worship, vets, etc. A gas station cannot go in
here because there is another too close by. If it wasn't this type of use, it would more than likely be
multifamily.
C: Intersection of Horsetooth & Lochwood -- at this time it is already pretty dangerous, is there any
consideration for putting a traffic light or turn lanes? During rush hour can't turn left or out of the golf
course or Rolling Greens. City never planned for the traffic in the corridor. You can't walk or cross the
street either. Traffic has increased with the new hospital and police buildings.
Q: How disruptive will it be with ambulances and sirens?
A: Generally two types, will use ambu-cap service and they come for non emergency situations and take
them to the hospital (95%). If we tell them it's an emergency an ambulance will come with sirens, but
not as common.
C: We hear plenty of sirens as it is.
Q: Memory care is not skilled nursing?
A: No; we don't have any skilled nursing. Skilled nursing and assisted living are two different things.
Q: What types of staff will you have? Are shifts equal?
A: Majority are care managers, who do hands-on care, the assistance of bathing, dressing, grooming,
reminders, etc. Majority on day shift from 7am-3pm. Also dietary staff, dishwashers, cooks,
housekeepers, maintenance, business office functions (sales and marketing), director -- roughly 20-25
people on the day shift.
memory care. They use a formula that X number of seniors of this age and Y percentage will need
assistance in the near term.
A: Generally look for some drive -by traffic and for a residential feel that fits into a neighborhood. Similar
when you are building your house, you want other homes around; you don't build it next to skyscrapers.
So seniors can feel at home.
Q: What is the area planned for? It was planned as a Collingdale community area and tennis courts, this
has never come to pass. I was shown plans of the original intent, and now we're being told another
thing, can we believe this is going to happen now?
A: There is a process we have to go through with blessings by planners and the City. A significant
amount of work going into the project. When the market study says this is where we should be, we will
continue to move forward.
Q: Will the plans deviate very much?
A: There may be slight changes and details not looked at so far in this stage. We still need to do 3-
dimensional studies. We know historically what size equipment room or elevator rooms we need, but
each City may have unique requirements and some things may change, but minor deviations. The
massing may change some; we won't change from 2 stories. Roof pitch may change.
C/Q: I have gone out with my tools/equipment and cleaned the ditch from Horsetooth all the way down
to Shepardson Elementary and no one else would do it. During heavy rains or when the reservoir is full,
there is constant leakage and always water flowing through. Ditch becomes a mess and has flooded in
the past. Has flooded up to the patios of the condos and Shepardson is in the floodplain. I've had help
cleaning the ditch out. Collingdale HOA management has never done anything about the ditch. I have
contacted the City Councilwoman who got in touch with the City Manager with a response that it is not
the City's problem; it is Collingdale's concern. To make it better for homeowners (floodwaters, seepage)
and I believe it could be solved before the project is started and dug so there is an underground
conveyance through Shepardson. If that was done, where the ditch is could be landscape buffer and
hopefully flood less. Can the ditch be dug out and put underground?
A: Information that can be kept in mind. This sounds like more of an issue they may not be able to
completely solve because the ditch is not on their property.
C: City has told me the properties edging on the ditch are responsible for certain parts. This project
would be responsible for a certain part of the ditch. If ditch is left without improvements, it is not
good. The developers are responsible for their portion of the ditch.
C: I have a sump pump in my basement because the water table is so high. During a storm it has flooded
and part of the fence came down. The water was above the concrete fence footings and the boards
rotted out. Many issues with water causing street damage. City claims there is too much pressure
underneath and street is again having issues. Please look into this and be aware for drainage.
A: Most of the drainage study issues we have not really begun except for preliminary discussions. A
detailed report will be prepared for the City's engineering department. Still a lot of information to
come, and we are aware of certain water issues, but not detailed analysis at this point.
Q: As the land lays today it is a small valley. Will dirt be brought in and leveled?
A: The portion in the rear will have to come up somewhat to comply with ADA requirements. Building
has to be on a single plane. Still some studying to do.
Elevation (on Horsetooth looking to the north). 2 story construction, using various materials (synthetic
stone, lap siding, shake shingles, wood trim around windows, composition shingles to match residential
neighborhoods, copper roof near some entrances) Roof peaks 6/6 or 6/12 slope. Incorporating different
textures and colors. No vinyl siding, all high quality materials.
Q&A Session:
Q: What is memory care, what are memory care units?
A: For residents with some form of dementia (Alzheimer's or dementia related). A secured unit with
their own courtyards, activity areas, dining areas.
Q: What will the fencing look like?
A: Generally wood, 7 feet high. A high -quality privacy fence with maybe lattice work.
Q: Outdoor lighting would-be where?
A: There will be some specifically where the emergency exits are located. 4 exits (N, E, S, W). Lighting
on the building will be cut off and by code cannot spill over the property line. A photometric analysis will
be provided in the formal submittal. There is lighting for the parking and some landscape lighting.
Parking lot lighting fully -shielded so you can't see the light -source itself.
Q: Will there be extra streetlights and a traffic light put anywhere?
A: Difficult question to answer at this point. Because Lemay and Lochwood are so close together, it may
be problematic to install a second light; potential spacing issues. Timing of the two Lemay streetlights.
Required to do a full traffic study to determine how much traffic increase the project will add to the
street system. If a light is warranted, and they can make it work operationally, that is something to look
at.
Q: What are the staffing hours, when does the staff come and go?
A: Three shifts, 7am-3pm, 3pm-11pm, 11pm-7am
Q: How close are the condominiums and the ditch? It looks like the D building is closest to the proposed
structure. Will there be lighting next to these buildings? When there are heavy rains, the ditch backs up
very quickly to the D building. Right now the land is absorbing the water, but with added pavement and
walkways with more draining in, it needs to be widened, deepened or diverted.
A: C, D, E are the close buildings. 80 feet from the D building.
A: A full drainage report of the area will be required for both minor and major storms. The drainage
ditch will have to convey both minor and major storm events. Water is not allowed to get up to buildings
on either side.
Q: Will that also apply to buildings down the street?
A: Yes, water must be safely conveyed to downstream pond. Pond on the corner of lot and cannot
release water on our site with any more frequency than with that is happening in current conditions.
Look at how much water is coming off open grass field and release water slowly out so it mimics what is
happening today.
Q: Why this location, what attracted you to Fort Collins?
A: We do market studies in many cities. We have 5 communities in Denver area, a new one in Co.
Springs and a market firm told us there was a need in the Fort Collins area for assisted living and
P�z-
Morning Star Assisted Living Neighborhood Meeting
February 25, 2013
Development Review Overview:
Q: Where are we in the development review process?
A: Step 3, Neighborhood Meeting. No formal submittal yet. Still need site plan, drainage plans,
landscape plans, traffic study etc. to get together for a formal submittal.
Q: Will we be notified of future public meetings?
A: If you received a notification for this neighborhood meeting, you will also get a letter for a public
hearing if the applicant decides to go forward to the Planning & Zoning Board. Please pick up a business
card in the back. The best way to give input to the P&Z Board is to send something in writing (either a
letter or email). Anything sent in writing will be printed out and is given to the members of the P&Z
Board. My email address is jholland@fcgov.com.
Applicant Presentation:
Visit morn ingstarseniorliving.com for more information on Morning Star and the company.
Building oriented to be 25 foot setback from Horsetooth per City Land Use Code build -to line. Land Use
Code encourages entrances near the intersection and parking to the side/behind the building.
Two access points that line up with existing streets. Parking and drop-off spaces. Parking for 58 cars, for
employees and visitors.
Continuous walkways and paths around the facility; sidewalk connections. Mostly open space to the
north and stormwater detention.
Loading and service area near the parking lot.
Have visibility for people coming to the site (primarily from E. Horsetooth Rd).
Most service delivery coming from Lochwood and Horsetooth; service areas located near the entrance
and away from existing condominiums.
Building fully equipped with sprinkler system. Other entrances for exit purposes, memory care wing to
the north and west.
A total of 77 units. 23 proposed memory care suites; all on the first floor with direct access and interior
courtyard area. Also assisted living suites on the first floor. Includes many amenity areas on the first
floor. Dining/kitchen and activity rooms located on the first floor near the front entrance. An open,
visual connection to the second floor.
On the second floor, it is comprised entirely of assisted living suites. Elevator and stairway located near
the center of the building.
• Retaining wall terracing (including materials and landscaping)
• Drainage (to ensure project does not add water to ditch)
Response: (Applicant) A lighting plan has been submitted for review; it will be 1
to 1.5 foot candles. Lights will remain on all night. (City) No light will be allowed to
spill over onto adjacent property lines and the bulbs must be fully shielded.
30. Comment: (Citizen) Perhaps spruce trees could be used to shield the lights from
the neighbors.
31.Question: (Citizen) Will the developer be responsible to mitigate mosquitoes in
the detention ponds?
Response: (Applicant) We will be very concerned and aware of mosquitoes; we
will take steps to protect our residents.
32. Comment: (Citizen) I'm concerned about location of the north driveway in
relation to the sidewalk that links to the northern part of the property, and the
safety of those using it. I'm also concerned about traffic and parking related to
the Collindale pool in the summer. Lochwood is frequently fully parked in the
summer because of the pool.
Response: (Applicant) The sidewalk is 10 feet from the north driveway. We have
not been able to locate an easement for the sidewalk.
33. Comment: (Citizen) Whose responsibility is it to keep the ditch clear?
Response: (Applicant) The Collindale HOA and the proposed site each have 25
feet from the center of the ditch. It is a shared maintenance responsibility.
34. Comment: (Citizen) Who is the architect and contractor?.
Response: (Applicant) The architect is Don Rosemann; a contractor has not
been selected yet.
35. Comments (Citizen)
• Thank you for addressing car headlights shining to neighbors on the north.
• 1 believe this is a good project, much better than before (resident of
Tuckaway Ct.)
• Another resident shared same opinion.
Jason summarized the key issues raised at the meeting:
• Landscaping (including focus on back as well as front, screening neighbors to the
west and northwest, and providing layers of plant buffers)
• Visual impact of trash area/service area (including looking at view angles from
neighboring properties' second and third story views of trash area)
• Building colors, materials, materials and design of walls and fences.
M
21. Question: (Citizen) I'm concerned about the landscaping in the back, especially
on the berm behind the pond. What will it look like?
Response: (Applicant) We do not have all the details worked out yet, but we will
consider this concern.
22.Question: (Citizen) Will the building design fit in with the design of neighboring
homes?
Response: (Applicant) We will be conscious of neighboring homes, but will not
try to copy them. Code determines what the roof pitch must be 6:12. The project
will have residential character, scale, and design.
23. Question: (Citizen) How many parking spaces will there be?
Response: (Applicant) 46 proposed; 45 required.
24. Question: (Citizen) Please describe the trash area.
Response: (Applicant) The enclosure will be 6 feet high and of the same
materials as the building.
25.Question: (Citizen) I am concerned about raccoons getting into the trash. Could
the trash be moved to another area?
Response: (City) It may be possible to integrate an arbor or trellis into the fence
to screen from overhead views. (Applicant) The design will depend on how trash
will be picked up (rollaway vs overhead dumping into truck).
26. Comment: (Citizen) I would suggest a brick wall instead of a wood fence along
west side.
27. Question: (Citizen) What type of delivery trucks will serve facility?
Response: (Applicant) Box trucks, not semis.
28. Question: (Citizen) How long will construction take, how will construction traffic
be handled, and when will you start?
Response: (Applicant) Approximately 12-14 months. We probably will need to
make right turns on and off of Horsetooth. Depending on how long it takes to get
through the process, construction could start in late spring.
29. Question: (Citizen) What will the lighting be like, and what time will the lights go
off?
5
Response: (Applicant) The north detention pond will be higher than the ditch,
and will drain much of the center and northern parts of the property. There will be
a berm to the west of the pond.
16.Question: (Citizen) Traffic on Horsetooth makes it difficult to turn left from
Waterford; I'm concerned about accidents. People use the golf course to turn
around. Could the access road around the west side of the building continue on
to Horsetooth and be aligned with the intersection with the traffic signal so that
residents of the area can access Horsetooth Rd.? The option will disappear if this
project is built as proposed.
Response: (City) The traffic engineers are aware of the problems on Horsetooth,
but do not have a viable solution for the intersection. Currently, there are about
15,000 cars per day on Horsetooth, and 1,100 on Lochwood. The total traffic for
this project has a very minimal increase for the area and because of that major
changes can't be tied to the project. However, Jason did offer to speak with
traffic engineering about mitigation strategies for the area.
17. Question: (Citizen) I'm here on behalf of the Collindale HOA, and wanted to let
you know about a water issue you may not be aware of. When it rains, there is
pooling in the area where you are planning the trash receptacle and service road.
The land now absorbs this water; how will it work after the building and paving
are added?
Response: (Applicant) Rain that falls into the ditch easement will flow down the
ditch as it does today. The north detention pond will collect from the north side of
the site; the south detention pond will collect from the south. The service road will
have curb and gutter and will drain to the north pond.
18. Question: (Citizen) Where does water from the site go now? Will this be an
improvement?
Response: (Applicant) Drainage from the site currently goes into the ditch. With
this project, water will fill the ponds and be detained rather than going into the
ditch immediately.
19. Comment: (Citizen) Another Collindale HOA concern is the trash and recycling
area, which is close to the west fence. Residents on second and third floors are
concerned that they will look down into it.
20. Comment: (Citizen) The final concern Collinsdale HOA concern is about
overbuilding: there are already multiple Alzheimer's/memory care units in the
community, and all are accepting applications at this time.
4
These residents will also have access to an internal courtyard and a fenced
walkway on the north side of the facility.
• The island in the turnaround/drop-off area has been removed, allowing a smaller
diameter but better emergency access (even if a car is parked in the area).
• Fire and service road access has been added along the north and west. This
helped to increase the distance of the facility from neighboring homes.
• Materials will be varied, including stone, horizontal siding, and shingles on the
side of the building.
Jason, City Planner, noted that staff asked the developer to move the building to the
east and to lower the height closer to the houses to the west.
10. Question: (Citizen) Did you talk with the Collindale HOA regarding colors for the
building?
Response: (Applicant) We did meet with them, but this development is not in the
H OA.
11. Question: (Citizen) What about the ditch to the west?
Response: (Applicant) We have been working on this for months. Because we
need to meet ADA requirements, we are aware of the drop of about 15 feet from
east to west on the site. We will have to build up the west side, and will add a 2-
tiered stepped retaining wall with a 4-foot landscaped area between. Each tier
will be 3 feet high. There will also be a 6-foot fence and layered landscaping
along the west side for screening.
12. Question: (Citizen) What will the grade change be on the west side?
Response: (Applicant) It will be a 2-tiered stepped retaining wall, 6 feet total,
with each tier will being 3 feet high.
13. Question: (Citizen) Where will emergency vehicles pick up?
Response: (Applicant) At either the front, north or west doors.
14.Comment: (Citizen) Neighbors might prefer emergency pickup at the front door,
while facility might prefer the west or north doors near the backyards. These
locations could be problematic for neighbors.
Comment: (Applicant) We could consider adding some landscape buffering to
address this concern.
15. Comment: (Citizen) How will the north detention pond work? Will there be a
berm to the west of the pond?
3
Response: (Applicant) The traffic study showed that the traffic is expected to be
less than some permitted uses. It will generate about 1% additional traffic on
Horsetooth Rd.
6. Question: (Citizen) How much emergency vehicle traffic is expected?
Response: (Applicant) At our other facilities, we have about 1-2 emergency calls
per month. We will contract for ambulance services and request that sirens not
be used. They will enter the area from Horsetooth Rd., and will use the north
entrance.
7. Question: (Citizen) What will your staff/client ratio be?
Response: (Applicant) The ratio will be higher than the industry average. Nurses
will be on staff; physicians will make scheduled visits.
8. Question: (Citizen) Will there be 20 personnel? When will shifts change?
Response: (Applicant) There will be approximately 20 employees. Shift changes
will be at 7:45 am, 2:45 pm, and 10:45 pm. Because of the number of
employees, not a lot of traffic is expected during shift changes.
9. Comment: (Citizen) How often will trash be picked up?
Response: (Applicant) Trash will probably be picked up once a week, but we
can follow up with more specific information later.
Cathy Mathis, the site plan and landscape consultant for the developer, summarized the
site plan changes that occurred since the first neighborhood meeting. These include:
• The building is now further from the west property line — now about 60 feet away.
• The building fits better to the shape of the site.
• Parking has been shifted to the north, and designed to avoid headlights shining
into windows of neighbors.
• The building is closer to Horsetooth (to meet City requirements about placing
buildings close to arterials).
• There are still two detention ponds (one to the north and one to the south).
Don Rosemann, the architect, summarized the building changes that occurred since the
first neighborhood meeting. These include:
• A walking path has been added along the south side; sidewalk access from the
Horsetooth/Lochwood corner has been added.
• The 23 memory care units are still on the north side, but now include a one-story
portion of the building in response to neighborhood concerns about height/mass.
F]
I
70L
NEIGHBORHOOD INFORMATION MEETING
PROPOSAL: Morningstar Long Term Care Facility (northwest of Lochwood Dr.
and Horsetooth Rd.)
DATE: September 23, 2013
LOCATION: Shepardson Elementary School (1501 Springwood Dr.)
APPLICANT: Matt Turner, MVG
CITY PLANNER: Jason Holland
Jason Holland opened the meeting by introducing himself, and Sarah Burnett and
Amanda Nagl of Neighborhood Services, and by providing an explanation of the City
development review process as well as an overview of the neighborhood meeting
agenda.
Matt Turner of MVG described the project and others designed by his company. He
noted that the plan for this project is different from their others, and has changed since
the first neighborhood meeting held earlier in the year. He noted that the original
proposal was closer to the neighbors to the west, had more mass close to the
neighbors, and was all two stories.
QUESTIONS, COMMENTS AND RESPONSES:
1. Question: (Citizen) Can you describe the typical client?
Response: (Applicant) The facility will provide assisted living services; few
residents will drive. The average age is 84 at our other facilities. Services include
all meals, scheduled transportation, and activities. The facility will be private pay
(no Medicare or Medicaid).
2. Question: (Citizen) Will there be an Alzheimer's or secured unit?
Response: (Applicant) Yes, in just under 1/3 of the facility.
3. Question: (Citizen) What is the monthly cost?
Response: (Applicant) Cost varies depending on options needed.
4. Comment: (Citizen) How many residents?
Response: (Applicant) 80 when fully occupied.
5. Comment: (Citizen) What traffic is expected?
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SHORT RANGE (2018) GEOMETRY Figure 9
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Figure 8
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TABLE 3
Short Range (2018) Background Peak Hour Operation
Intersection
Movement
Level of Service
—
PM
Horsetooth/Lochwood-Colindale
Access
(stop sign)
NB LTIT/RT
B F
EB LT
B B
WB LT
B
B
SB LT
F
F
SB T/RT
D
F
SB APPROACH
E
F
Lochwood/Gas Station Access
(stop sign)
WB LT/RT
A
B
SB LT/T
A
A
Lochwood/Kindercare Access
(stop sign)
WB LT/RT
A
A
SB LT/T
A
A
TABLE 4
Short Range (2018) Total Peak Hour Operation
6E,
Level of
Service
AM
PM
WML
NB LT/T/RT
B
F
EB LT
B
B
H orsetooth/Lochwood-Col i nd ale
Access
(stop sign)
WB LT
B
B
SB LT
F
F
SB T/RT
D
F
SB APPROACH
E
F
NB LTlf/RT
A
A
Lochwood/Gas Station Access-
MorningStar Access
(stop sign)
EB LT/T/RT
A
A
NIB LT/T/RT
B
B
SB LT/T/RT
A
A
NB LT/T/RT
A
A
Lochwood/Kindercare Access-
MorningStar Access
(stop sign)
EB LT/T/RT
A
A
WB LT/T/RT
A
B
SB LT/T/RT
A
A
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PEAK HOUR TRAFFIC Figure 7
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MorningStar Assisted Living/Memory Care TIS, October 2013
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TABLE 1
Current Peak Hour Operation
ALz
ersection wdL
H orsetooth/Lochwood-Col ind ale
Access
(stop sign)
Movement
Level of
Service
AM
PM
NB LT/T/RT
B
F
EB LT
A
B
WB LT
B
B
SB LT
F
F
SB T/RT
C
E
SB APPROACH
D
F
Lochwood/Gas Station Access
(stop sign)
WB LT/RT
A
B
SB LTIT
A
A
Lochwood/Kindercare Access
(stop sign)
WB LT/RT
A
A
SB LT/T
A
A
TABLE 2
Trip Generation
Code
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PM Peak Hour
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Rate
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254
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2.74 214
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—//L—DELICH
-7,1 f=ASSOCIATES
SCALE: 1 "=500'
Figure 1
MorningStar Assisted Living/Memory Care TIS, October 2013
Bicycle LOS Worksheet is provided in Appendix F. This site connects directly to bike
lanes on Horsetooth Road and Lochwood Drive, which achieves level of service A, as
shown in Appendix F.
Transfort Route 5 (Horsetooth/Lemay intersection is approximately 1650 feet
from this site. It is doubtful that residents of this facility would use the Transfort system,
however employees could use it.
It is concluded that, with development of MorningStar Assisted Living/Memory
Care, the future level of service at the Horsetooth/Lochwood-Collindale Access,
Lochwood/Gas Station Access, and Lochwood/Kindercare Access intersections will be
acceptable. No new auxiliary lanes are recommended at the key intersections. The
level of service for pedestrian, bicycle, and transit modes will be acceptable.
.—/-'L—DELICH Morningstar Assisted Living/Memory Care TIS, October2013
-71 [—ASSOCIATES
north of the site, is built out and therefore was not increased. Table 3 shows the short
range (2018) background afternoon peak hour operation at the Horsetooth/Lochwood-
Collindale Access, Lochwood/Gas Station Access, and Lochwood/Kindercare Access
intersections. Calculation forms are provided in Appendix D. The key intersections
operate acceptably during the morning and afternoon peak hours. At the
Horsetooth/Lochwood-Collindale Access intersection calculated delay for some
movements with level of service F during the peak hours.
Figure 8 shows the short range (2018) total peak hour traffic at the
Horsetooth/Lochwood-Collindale Access, Lochwood/Gas Station Access, and
Lochwood/Kindercare Access intersections. Table 4 shows the short range (2018) total
peak hour operation at the Horsetooth/Lochwood-Collindale Access, Lochwood/Gas
Station Access, and Lochwood/Kindercare Access intersections. Calculation forms are
provided in Appendix E. The key intersections will operate acceptably during the
morning and afternoon peak hours. At the Horsetooth/Lochwood-Collindale Access
intersection calculated delay for some movements was commensurate with level of service
F during the peak hours.
The existing westbound right -turn volume in one peak hour (pm) at the
H orsetooth/Lockwood-Col lin dale Access intersection exceeds the threshold shown in
Figure 8-4, LCUASS for a right -turn deceleration lane. This proposed development will
add a small amount of traffic to this movement. Provision of this right -turn lane will not
change the operational level of service at this intersection. Therefore, this right -turn lane is
not recommended. Based upon a previous version of this memorandum, City staff
concurred with this recommendation and requested a variance letter pertaining to this
right -turn lane. Figure 9 shows the short range (2018) geometry at the
Horsetooth/Lochwood-Collindale Access, Lochwood/Gas Station Access, and
Lochwood/Kindercare Access intersections. This is the current geometry.
The MorningStar Assisted Living/Memory Care site is in an area within which the
City requires pedestrian and bicycle level of service evaluations. As shown on the site
plan (Figure 4), there is a concrete sidewalk along the north side of this property. This
sidewalk was built by others and is maintained by others. This walk will remain and it is
not the responsibility of this development. Appendix F shows a map of the area that is
within 1320 feet of MorningStar Assisted Living/Memory Care. The MorningStar Assisted
Living/Memory Care site is located within an area termed as "other," which sets the level
of service threshold at LOS C for all measured categories. There are five destination
areas within 1320 feet of the proposed MorningStar Assisted Living/Memory Care: 1)
the residential area to the north of the site, 2) the residential area to the east of the site,
3) the residential area to the west of the site, 4) Warren Park to the southwest of the
site, and 5) Collindale Golf Course to the south of the site. Appendix F contains a
Pedestrian LOS Worksheet. Acceptable pedestrian level of service will be achieved for
all pedestrian destinations.
Appendix F shows a map of the area that is within 1320 feet of MorningStar
Assisted Living/Memory Care. Based upon Fort Collins bicycle LOS criteria, there are
two bicycle destinations: Warren Park and Collindale Golf Course to the south. The
—/`DELICH MorningStar Assisted Living/Memory Care TIS, October2013
-71 rASSOCIATES
Access intersections, Lockwood Drive has all movements combined into a single lane.
There is stop sign control at the Lochwood/Gas Station Access and
Lochwood/Kindercare Access intersections on the Gas Station Access and Kindercare
Access, respectively. Lochwood Drive has a posted speed of 25 mph. The Gas Station
Access and Kindercare Access serve more uses; however, they are the primary uses
and were used for naming purposes.
Figure 2 shows recent afternoon peak hour counts at the Horsetooth/Lochwood-
Collindale Access, Lochwood/Gas Station Access, and Lochwood/Kindercare Access
intersections. The count data was obtained in February 2013. Raw traffic data is
provided in Appendix B. Since the traffic counts were obtained on different days, they
were balanced between intersections and are shown in Figure 3. Table 1 shows the
current morning and afternoon peak hour operation of the Horsetooth/Lochwood-
Collindale Access, Lochwood/Gas Station Access, and Lochwood/Kindercare Access
intersections. Calculation forms are provided in Appendix C. A description of level of
service for unsignalized intersections from the 2010 Highway Capacity Manual and a table
showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in
Appendix C. The Morningstar Assisted Living/Memory Care site is in an area termed
"low density mixed use district" on the Fort Collins Structure Plan. In areas termed "low
density mixed use district," acceptable operation at unsignalized intersections along
arterial streets during the peak hours, is defined as level of service F, which is
considered to be normal in an urban environment. The key intersections operate
acceptably during the morning and afternoon peak hours. At the Horsetooth/Lochwood-
Collindale Access intersection, the calculated delay for some movements was
commensurate with level of service F during the peak hours.
Figure 4 shows the site plan for Morningstar Assisted Living/Memory Care. !L
Generation. gth Edition, ITE was used as the reference document in calculating the trip
generation. Code 254, Assisted Living with occupied beds as the trip generation
variable was used. Table 2 shows the trip generation for Morningstar Assisted
Living/Memory Care. This trip generation was discussed and agreed to in the scoping
meeting. The trip generation for Morningstar Assisted Living/Memory Care is
calculated at: 214 daily trip ends, 14 morning peak hour trip ends and 24 afternoon peak
hour trip ends.
The trip distribution for this site is shown in Figure 5. The trip distribution was
determined using the existing traffic counts, knowledge of the existing and planned
street system, development trends, and engineering judgment. The trip distribution was
discussed and agreed to in the scoping meeting. Figure 6 shows the site generated
traffic assignment of Morningstar Assisted Living/Memory Care.
Figure 7 shows the short range (2018) background afternoon peak hour traffic at
the Horsetooth/Lochwood-Collindale Access, Lochwood/Gas Station Access, and
Lochwood/Kindercare Access intersections. Background traffic volume forecasts for the
short range (2018) future were obtained by reviewing traffic studies for other
developments in this area and reviewing historic counts in the area. The traffic on
Horsetooth Road was increased at the rate of 1.5 percent per year. Lochwood Drive,
DELICH Morningstar Assisted Living/Memory Care TIS, October 2013
%/ 1—ASSOCIATES
DELICH ASSOCIATES Traffic& Transportation Engineering_
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 �711/ r
MEMORANDUM
TO: Max C. Martin, Max Consulting
Cathy Mathis, The Birdsall Group
Ward Stanford, City of Fort Collins Traffic Engineerin
FROM: Joe/Matt Delich
DATE: October 1, 2013
SUBJECT: MorningStar Assisted Living/Memory Care Transportation Impact Study
(File: 1310ME03)
This memorandum addresses the transportation impacts of the proposed
MorningStar Assisted Living/Memory Care development. MorningStar Assisted
Living/Memory Care is located in the northwest quadrant of the Horsetooth/Lochwood-
Collindale Access intersection in Fort Collins. The site location is shown in Figure 1.
The site is currently vacant. MorningStar Assisted Living/Memory Care will consist of
78 beds. The scope of this study was discussed with the Fort Collins Traffic Operations
Engineer. A brief memorandum was requested. The Base Assumptions form is
provided in Appendix A. There are sidewalks along Horsetooth Road and Lochwood
Drive. There are bicycle lanes along Horsetooth Road and Lockwood Drive. Transfort
Route 5 has a stop at the Horsetooth/Lemay intersection approximately 1650 feet away
from this site.
Horsetooth Road is south of (adjacent to) the proposed MorningStar Assisted
Living/Memory Care site. It is an east -west street classified as a four -lane arterial street
according to the Fort Collins Master Street Plan. Currently, Horsetooth Road has a
four -lane cross section. At the Horsetooth/Lochwood-Collindale Access intersection,
Horsetooth Road has an eastbound and westbound left -turn lane and two through lanes
in each direction. There is stop sign control at the Horsetooth/Lochwood-Collindale
Access intersection on Lochwood Drive and the Collindale Access. Horsetooth Road
has a posted speed of 40 mph.
Lochwood Drive is east of (adjacent to) the proposed MorningStar Assisted
Living/Memory Care site. It is a north -south street classified as a two-lane collector
street according to the Fort Collins Master Street Plan. Currently, Lochwood Drive has
a two-lane cross section. Lochwood Drive only has a public street on the north leg at
the Horsetooth/Lochwood-Collindale Access intersection. The south leg is an access to
the Collindale Golf Course and C.B. & Potts Restaurant. At the Horsetooth/Lochwood-
Collindale Access intersection, Lochwood Drive has a southbound left-turn/through lane
and a southbound right -turn lane. The Collindale Access has all movements combined
into a single lane. At the Lochwood/Gas Station Access and Lochwood/Kindercare
DELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 �7 // / r
October 1, 2013
Marc Virata, P.E.
Fort Collins Engineering
Ward Stanford
Fort Collins Traffic Operations
P.O. Box 580
Fort Collins, CO 80522
Dear Marc:
File: 13101
This variance letter pertains to the westbound right -turn auxiliary lane at the
Horsetooth/Lochwood-Collindale Access intersection. According to Section 8.2.6
Exclusive Right Turn Lanes and Figure 8-4 in the Larimer County Urban Area Street
Standards (LCUASS), on four -lane arterials, a right -turn lane should be required with
an egress of approximately 43 vehicles with a total approach volume of 930 vehicles.
Therefore, a right -turn lane is required based on the current afternoon peak hour traffic.
This site will add minimal trips (4 in the afternoon peak hour) to the right turn movement.
In order to install the westbound right -turn lane at the Horsetooth/Lochwood-
Collindale Access intersection, approximately five mature cottonwood trees along the
north side of Horsetooth Road will have to be removed. This right turn lane is currently
required and the City has determined not to install it allowing the tree to remain. It is
acknowledged that a right -turn lane will improve the overall operation of the
Horsetooth/Lochwood-Collindale Access intersection by a small amount. It will not
change the level of service. However, the removal of these trees will have an impact on
the environmental aspect and feel of the Horsetooth corridor. Therefore, it is requested
that the westbound right -turn lane not be constructed.
This variance will not be detrimental to the public health, welfare and safety. This
variance will have no impact on the capital and maintenance costs of the City of Fort
Collins. It is respectfully requested that this variance be granted. Thank you.
Sincerely,
Joseph M. Delich, P.E., PTOE
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UTILITY PLANS FOR:
MVG MORNINGSTAR APARTMENT COMPLEX PROJECT
LOCATED IN THE SOUTWEST QUARTER OF SECTION 30,
TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
OCTOBER 2013
LEGEND
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Policy LIV 7.5 — Address Special Needs Housing
Plan for and meet the housing needs of special populations within the community.
Disperse residential care facilities, shelters, group homes, and senior housing throughout
the Growth Management Area.
Policy LIV 7.6 — Basic Access
Support the construction of housing units with practical features that provide basic access
and functionality for people of all ages and widely varying mobility and ambulatory —
related abilities.
We look forward to working with you during this process and will be happy to answer any
questions you may have.
Sincerely,
04 A.
Cathy Mathis, APA
Project Manager, The Birdsall Group
AXG-Morningstar Modification of Standards
10-1-13
buildings. The license would require central operational facilities, dining and food
preparation and staffing which would add an undue operational expenses making
the facility financially infeasible.
In addition to operational costs, the facilities would require duplicate common
spaces in each building to support the needs of the residents.
• The proposed alternative plan continues to improve the design, quality and character of
new development by exceeding the building standards set forth in Section 3.5. The use of
high quality residential building materials, building articulation, projections and recesses,
along with pitched roof elements ensures sensitivity to and compatibility with the
surrounding neighborhood.
• The proposed alternative plan continues to encourage innovations in land
development by allowing a creative way to mitigate the larger footprint by stepping
the retaining wall along the west side. The stepped wall, in combination with additional
landscape and a 6' high solid fence, results in reducing the effect of the building.
• The current footprint of the building is 42,423 sq. ft., which represents 19.8% of the site
coverage. The remining 80% of the site is parking, detention area and landscape. The
building is placed at the south end of the site, at the street intersection and shaped to fit
the angles of the site, thus allowing for over 50% of the site to be landscaped.
• The proposed alternative plan continues to encourage the development of vacant
properties within established areas. The site is surrounded by existing development - a
golf course, a restaurant, pool, daycare, neighborhood center, and multi -family
development. A larger footprint is appropriate in this setting, especially if the building is
designed to provided an suitable transition between the street activity and the adjacent
residential development.
• The proposed use of the site to provide assisted living and memory care benefits the
community as a whole with limited impact on the adjoining properties. A plan that
complies with the standard could be developed with much greater intensity. For example,
a multiple office building complex could be constructed, with a total of 37,500 sq. ft. At a
parking ratio of 3 cars per 1,000 sq. ft., there could potentially be 113 parking spaces on
the site. This would amount to greater impacts to the neighborhood in addition to
generating a substantial amount of traffic in the area.
• As previously stated, at the neighborhood meeting conducted with City representatives on
September 23, 2013, neighbors commented that they liked the new plan, appreciated the
Developers listening to their input from a previous neighborhood meeting, and were
supportive of the updated site plan, building plan and exterior elevations. No opposition to
the proposed use were heard from the neighbors.
Further, the proposed alternative plan seeks to provide a substantial benefit to the City by
addressing an important community need specifically and expressly defined and described in the
policies of City Plan. More specifically the following:
MVG-Morningstar Modification of Standards
10-2-13
The modification is requested in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Modification to Section 4.5(E)(2)(e)
Code Lanquacie: Section 4.5(E)(2)(e) LMN District Development Standards related
to building massing for non-residential buildings states the following:
Building Massing. No building permitted by this Section shall have a single
undifferentiated mass with a footprint over ten thousand (10,000) square feet. No building
footprint shall exceed a total of twenty thousand (20,000) square feet.
Requested Modification: We request that the building be permitted to have a 42,423 square foot
building footprint.
Modification Criteria
The request of approval for this modification complies with the standards per Review
Criteria 2.8.2 (H)(1) and (2) in the following ways:
1. The plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested.
2. The granting of the modification from the strict application of any standard would, without
impairing the intent and purpose of the Land Use Code, result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and described in the
City's Comprehensive Plan.
Further, We feel that the granting of the modification would not be detrimental to the public
good.
Justification
We feel that the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested for the following reasons:
• The core issue of this modification revolves around whether or not it would be more
desirable to have one building footprint at 42,423 sq. ft. or two — 20,000 square foot
building footprints that meet the strict application of the Code. The difference between
the proposed alternative plan and a plan that meets the code is that this type of
facility could not exist and function in two separate buildings for the following
reasons:
— The operation and license of the facility from the State of Colorado Department of
Health would be difficult to obtain if facilities were operating in two separate
MVG-Morningstar Modification of Standards
10-2-13
ir= GROUP
nII,
October 2, 2013
Panning and Zoning Board
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins. CO 80524
Re: MVG-Morningstar Assisted Living and Memory Care
Please accept this request for a Modification of Standards to Section 4.5(E)(2)(e) of the Land
Use Code.
Background
The MVG-Morningstar project consists of a 71,165 sq. ft., one and two story building to be
developed into an assisted living and memory care facility located on an infill site containing
approximately 4.9 +/- acres. The building is designed to have a central core area with two wings
for the living spaces. The core area will contain the main entrance foyer, reception,
administrative offices, a lounge, a bistro and a common dining area for the assisted living
residents. The dining room opens into a courtyard/patio. The kitchen and "back of house"
facilities are also located here, utilizing the service drive on the west side of the building. The
south wing and a portion of the second floor north wing will contain 55 assisted living units for the
residents and the first floor of the north wing will house 23 memory care units. It is designed to
revolve around a central courtyard. In addition to a small dining and gathering area, there will
also be an outdoor fenced -in pathway for the use of thememory care residents.
The architectural style of the building is unique to Fort Collins utilizing a combination of materials,
elevations and building massing breaks to create both interest and maximize views and
orientation. The creation of an interior courtyard with a portion of the building along the northwest
containing only one story will reduce the impact of the building for the residents within the
memory care wing and allow both visibility and light to enhance their daily lives. The reduction in
the building scale permits the adjacent neighbors to welcome the reduced scale visually. The mix
of stone, horizontal siding, and architectural elements with bay windows, brackets and mix of
composition shingles and metal roofing will create a very aesthetic building for the community. At
the neighborhood meeting conducted with City representatives on September 23, 2013,
neighbors commented that they liked the new plan, appreciated the Developers listening to their
input from a previous neighborhood meeting, and were supportive of the updated site plan,
building plan and exterior elevations.
Main access to the site will utilize two entrances off of Lochwood Drive. There is a circular drive
drop-off area at the main entrance to the building. The building is oriented to the Horsetooth
Road frontage with the main entrance facing Lochwood Drive and provides a direct walkway to
the street. Parking and the service areas are located to the side and rear of the building.
444 Mountain Ave. Ta 970.532.5891
Bet)oud,C080513 I w® TBGroup.us
or the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria shall be
described.
At this time the project is not proposing any variance from the City of Fort
Collins criteria.
(vii) Narrative description of how conflicts between land uses or
disturbances to wetlands, natural habitats and features and or wildlife
are being avoided to the maximum extent feasible or are mitigated.
There are no existing wetlands, natural habitats or features currently located
on site.
(viii) Written narrative addressing each concern/issue raised at the
neighborhood meeting(s), if a meeting has been held.
Questions and concerns raised at the neighborhood meeting:
Issue: Ditch backing up when it rains.
Answer: The drainage ditch will convey water to the downstream pond
located at the northwest corner of the site. The pond cannot release water
with any more frequency than what currently exists today. Morningstar does
not plan on piping the ditch and the drainage report provided with the
submittal will show that the construction of the improvements on the site will
not exacerbate the problem.
Issue: Possibly move the northernmost access away from Building A of the
Cherry Hills Condos.
Answer: The PDP shows the access moved south as requested, but we're
not sure if the City will allow it.
Issue: Concerns with detention pond holding water/mosquito risk
Answer: The detention ponds will hold water for a very short period of time
before releasing downstream.
Issue: Proximity of building to western boundary
Answer: The building has been re -designed since the neighborhood
meeting. It is now longer in a north -south direction and the "west' wing is
now gone. There is a service drive between the building and the retaining
wall along the drainage easement. The retaining wall will have a 6' fence on
top of it to provide screening to the service area. In addition. landscape is
provided within the drainage easement, at the bottom of the wall.
(ix) Name of the project as well as any previous name the project may have
had during Conceptual Review.
The project is called MVG-Morningstar Assisted Living & Memory Care PDP.
The project was referred to as Horsetooth & Lochwood — Morning Star
Assisted Living at Conceptual Review.
Page 5
The project is located in a well -established neighborhood containing a mix of
uses such as single-family detached housing, a day care center, and offices
as well as within walking distance to a neighborhood center.
Transvortation
Principle T 9: Enhanced Travel Corridors will contain amenities and
designs that specifically promote walking, the use of mass transit, and
bicycling.
Policy T 9.1 — Locating Enhanced Travel Corridors
Principle T10: Using transit will be a safe, affordable, easy, and
convenient mobility option for all ages and abilities.
Policy T 10.1 —Transit Stops
There will be a future Transfort stop adjacent to the site. Horsetooth Road is
a 4-lane arterial street.
Description of proposed open space, wetlands, natural habitats and
features, landscaping, circulation, transition areas, and associated
buffering on site and in the general vicinity of the project.
There are no wetlands or significant natural habitats within the boundaries of
the site.
Statement of proposed ownership and maintenance of public and
private open space areas; applicant's intentions with regard to future
ownership of all or portions of the project development plan.
Open space and landscaped areas will all be maintained by Morningstar.
(iv) Estimate of number of employees for business, commercial, and
industrial uses.
There are estimated to be approximately 20 employees in the building at one
time.
(v) Description of rationale behind the assumptions and choices made by
the applicant.
Morningstar chose this location because there was a need in the Fort Collins
area for assisted living. Morningstar provides senior living communities.
Within these communities, residents can still maintain their independence,
while requiring help with other daily activities. A licensed nurse is available
and a 24-hour care staff. The memory care community offers secured
environment to safeguard those with memory impairment (Alzheimer's and
other forms of dementia). The building has exceptional architecture and
meticulous attention to details and we feel will be a good fit within the
established neighborhood. This building is a new design and uniquely Fort
Collins.
(vi) The applicant shall submit as evidence of successful completion of the
applicable criteria, the completed documents pursuant to these
regulations for each proposed use. The planning Director may require,
Page 4
Policy EH 4.1 —Prioritize Targeted Redevelopment Areas
Policy EH 4.2 — Reduce Barriers to Infill Development and
Redevelopment
The MVG-Morningstar PDP will provide a compact urban redevelopment
project that is in an ideal location, is within walking distance to many
destinations and is within an established neighborhood infll area.
Environmental Health
Principle ENV 8: Continually improve Fort Collins' air quality
Due to the nature of this type of population, the residents of MVG-
Morningstar PDP are not expected to drive vehicles at all. The employees
will be encouraged to utilize alternative transportation and public
transportation for the majority of their daily trips.
Communitv and Neighborhood Livabilit
Principle LIV 6: Infill and redevelopment within residential areas will be
compatible with the established character of the neighborhood. In areas
where the desired character of the neighborhood is not established, or
is not consistent with the vision of City Plan, infill and redevelopment
projects will set an enhanced standard of quality.
Policy LIV 6.1 — Types of Infill and Redevelopment in Residential Areas
Policy LIV 6.2 — Seek Compatibility with Neighborhoods
The MVG-Morningstar PDP provides an opportunity for redevelopment of an
existing underutilized site and the design of the building will be compatible
with the surrounding neighborhood. The architectural design will be sensitive
in shape, form and patterns of building materials.
Principle LIV 7: A variety of housing types and densities for all income
levels shall be available throughout the Growth Management Area.
Policy LIV 7.5 — Address Special Needs Housing
Plan for and meet the housing needs of special populations within the
community. Disperse residential care facilities, shelters, group homes, and
senior housing throughout the Growth Management Area.
MVG-Morningstar PDP is a residential care facility. The central location is
ideal and will be convenient for family members and employees.
Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide
opportunities for a mix of low density housing types in a setting that is
conducive to walking and in close proximity to a range of
neighborhood serving uses.
Policy LIV 28.2 — Mix of Uses
Policy LIV 28.4 —Neighborhood Center
Page 3
Unit Mix:
1. Memory Care
a. Studios 15
b. Singles 8
Total Memory Care 23
2. Assisted Living
a. Studios 19
b. Singles 21
c. Doubles 15
Total Assisted Living 55
Total All Units 78
The 4.9-acre site is in the L-M-N zoning district. According to the Purpose Statement
contained within Article 4 of the Land Use Code, "The Low Density Mixed -Use
Neighborhood District is intended to be a setting for a predominance of low density housing
combined with complementary and supporting land uses that serve a neighborhood and are
developed and operated in harmony with the residential characteristics of a neighborhood.
The main purpose of the District is to meet a wide range of needs of everyday living in
neighborhoods that include a variety of housing choices that invite walking to gathering
places, services and conveniences, and that are fully integrated into the larger community
by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal
point, and attractive walking and biking paths invite residents to enjoy the center as well as
the small neighborhood parks. Any new development in this District shall be arranged to
form part of an individual neighborhood."
The area surrounding the MVG-Morningstar project contains a mix of single-family homes,
condominiums, a daycare care facility, convenience store, golf course, restaurant and other
office uses. The site is ideal for this type of density as it provides a transition between the
single-family attached neighborhoods to the north and west and the more intensely
developed areas to the east. The project will provide a concrete pad for a future Transfort
bus shelter on Horsetooth Road.
Assisted living facilities are defined as a "Long Term Care Facility" in the LMN Zoning
District. Long term care facilities are permitted as a Type II use.
(i) Statement of appropriate City Plan Principles and Policies achieved by
the proposed plan:
The MVG Morningstar PDP meets the following applicable City Plan
Principles and Policies:
Economic Health
Principle EH 4: The City will encourage the redevelopment of strategic
areas within the community as defined in the Community and
Neighborhood Livability and Neighborhood Principles and Policies.
Page 2
GROUP
IpUmg I hisraw
August 14, 2013
MG -Morningstar Assisted Living & Memory Care PDP
Statement of Planning Objectives
The MVG-Morningstar PDP is located at the northwest corner of East Horsetooth Road and
Lochwood Drive. The property is currently vacant. Uses surrounding the property consist of
the following:
South: Horsetooth Road and Collindale Golf Course
West: Collindale PUD 2nd and 3`d Filing Condominiums
North: Collindale II Condominiums
East: Schrader C-Store and KinderCare Learning Center
The proposed project consists of a 71,165 sq. ft., two story building for an assisted living
and memory care facility. The building is designed to have a central core area with two
wings for the living spaces. The core area will contain the main entrance foyer, reception,
administrative offices, a lounge, a bistro and a common dining area for the assisted living
residents. The dining room opens into a courtyard/patio. The kitchen and "back of house"
facilities are also located here, utilizing the service drive on the west side of the building.
The south wing will contain the assisted living units for the residents and the north wing will
house the memory care residents. It is designed to revolve around a central courtyard. IN
addition to a small dining and gathering area, there will also be an outdoor fenced -in
pathway for the use of the residents.
The architectural style of the building is unique to both Fort Collins and the owner utilizing a
combination of materials, elevations and building massing breaks to create both interest and
maximize views and orientation. The creation of an interior courtyard with a portion of the
building along the northwest containing only one story will reduce the impact of the building
for the residents within the memory care wing and allow both visibility and light to enhance
their daily lives. The reduction in the building scale permits the adjacent neighbors to
welcome the reduced scale visually. The mix of stone, horizontal siding, and architectural
elements with bay windows, brackets and mix of composition shingles and metal roofing will
create a very aesthetic building for the community.
Main access to the site will utilize two entrances entrance off of Lochwood Drive. All drives
will be 24'. There is a circular drive drop-off area at the main entrance to the building. 49
off-street parking spaces will be provided. 58% of the site is open space, detention and
landscaping. The landscape material will provide seasonal interest and color as well as
meeting the City's code for foundation planting and vehicle use screening. The service area
on the west side of the building will be screened with landscape and a 6' high solid privacy
fence.
Page 1 444 Mountain Ave. 1EL 970.532.5891
BaMoud.0080513 ( win TBGroup.us
Morningstar Long Term Care Facility
600 300 0 600 Feet
1 inch = 600 feet