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STERLING HOUSE - PRELIMINARY/FINAL PUD - 5-97 - CORRESPONDENCE - (4)
I dO 4. Please provide more detail of the proposed grading. Spot elevations are needed to show local drainage patterns and flow arrows should also be included. It is not clear that all of basin C will drain to the detention ponds. 5. Please provide a profile of all the storm sewers showing all utility crossings and the 100 yr HGL per City criteria. 6. Please provide documentation in the report of the Oak/Cottonwood Farm ODP and show that this development complies with the master plan. Please refer to the redlined plans and report for additional review comments I , . PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: January 21, 1997 DEPT: Stormwater Utility PROJECT: #5-97 The Sterling House PUD Preliminary/Final PLANNER: Mike Ludwig All comments must be received by: Monday, February 10, 1997 1. The outfall swale for Harmony Market is shown crossing the property line of the proposed project. This issue of the Harmony Market outfall swale along the west property line has not been resolved. The City will be working with the property owner's of Cottages at Miramont, Miramont Tennis and Fitness, and Harmony Market as well as the Sterling House to address this issue. 2. Please provide the drainage easement by separate document for the proposed storm sewer outfall across the property to the East. The drainage easement must be finalized for a Final Planning and Zoning Hearing. A letter of intent would be acceptable for a Preliminary Hearing. 3. Please provide detention for the northern half of Rule Drive that is adjacent to this development. All new developments are required to detain the half street adjacent to the site. Date: Signature CG' Laa rm bo 1q- CHECK IF YOU WISH TO RECEIVE ❑ PLAT 1"21ZO �vr/lui5 COPIES OF REVISIONS ❑ SITE ate,w,"��'s, ��qtY:J�c ❑ LANDSCAPE ❑ UTILITY PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: February 4, 1997 DEPARTMENT: W&WW PROJECT: #5-97 The Sterling House PUD Prliminary/Final PLANNER: Mike Ludwig ❑ No Problems ® Problems or Concerns (see below or attached) •Include standard general notes on landscape plans, pertaining to shrub and tree separation and utility locates prior to planting. • Will water main lowering be required to maintain the 4.5' to 5.5' of cover over fire line through detention pond (We would encourage alternate routs if practical). *Sanitary sewer cleanouts are required at 100' intervals on sewer services. No cleanouts will be permitted in detention pond. How much cover will be provided over sanitary sewei &-'ough detention pond? *Field locate all existing valve boxes in Rule drive which will be affected by street narrowing. Show valve box locations on plans. No valve boxes will be permitted in the curb and gutter. •Place meter vault just outside easement near street. *Has PVFA approved 4" fire line. Generally 6" fire line is required. *Provide typical water service detail. *See overall utility plan, site plan and landscape plan for other comments. Date: al 1 /7 Signature: PLEASE HAVII APPLICANT RESUBMIT ® PLAT THE FOLLOWING CHECKED ITEMS. ❑ SITE ® LANDSCAPE ® UTILITY Sterling house PUD - Preliminary/Final (page 2 of 2) February 6, 1997 Utility Plans 7. Add the following notes to the general notes and make corrections as shown on the plans: When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the City Construction Inspector before any cuts are made. Patching shall be done in conformance with the City of Fort Collins Street Repair Standards. The finished patch shall blend smoothly into the existing surface. All large patches shall be paved with an asphalt lay -down machine. In streets where more than one cut is made, an overlay of the entire width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the Director of Engineering. THE DEVELOPER IS RESPONSIBLE FOR ALL COSTS FOR THE INITIAL INSTILLATION OF TRAFFIC SIGNING AND STRIPING FOR THIS DEVELOPMENT RELATED TO THE DEVELOPMENT LOCAL STREET OPERATIONS. IN ADDITION THE DEVELOPER IS RESPONSIBLE FOR ALL COSTS FOR TRAFFIC SIGNING AND STRIPING RELATED TO DIRECTING TRAFFIC ACCESS TO AND FROM THE DEVELOPMENT (E.G. ALL SIGNING AND STRIPING FOR A RIGHT TURN LANE INTO THE DEVELOPMENT SITE). Sheet 3 8. Indicate the width of the driveways and there location in relation to the property line. 9. Label the width of the sidewalk (4.5 feet) and the parkway width (6 feet). 10. Show the patch in the street where the utilities will be taped into. 11. The sidewalk needs to go around the cul-de-sac bulb and therefor a ramp needs to be provided where the sidewalk intersects the driveway on the west side. Sheet 6 - Details 12. Provide driveway detail D-14 or D-15 whichever is applicable. 13. Provide detail D-20, Additions to existing sidewalk. 14. Provide detail D-11, Curb and Gutter Details. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: January 21, 1997 DEPT: Engineering PROJECT: #5-97 The Sterling House PUD Preliminary/Final PLANNER: Mike Ludwig All comments must be received by: Monday, February 10, 1997 Sterling house PUD - Preliminary/Final February 6, 1997 Site Plan 1. Label sidewalk (4.5 feet) and parkway width (6 feet). The sidewalk needs to go around the cul-de-sac bulb and therefor a ramp needs to be provided where the sidewalk intersects the driveway on the west side. Plat 2. Provide additional Row around the bulb of the cul-de-sac to the back of sidewalk. 3. Provide a 9 foot utility easement behind the Row along Rule Drive. 4. All other easements needed should be shown on the plat also. 5. This is considered a final submittal, but this plat is not in final form. 6. The title should be `Sterling House PUD' as it is not a subdivision. (Continued on next page) Date: �Cn ��� Signatu� / CHECK IF YOU WISH TO RECEIVE PLAT COPIES OF REVISIONS SITE LANDSCAPE UTILITY ATTACHMENT D Pressure Calculation Worksheet Complete this form for the most pressure -demanding lateral, and submit it to the City with the irrigation plan. You might want to make copies of this form so you have an adequate supply. a. Pressure available at point -of -connection psi b. Pressure loss through the meter - psi c. Pressure loss through backflow prevention device - psi d. Pressure loss in mainline pipe from backflow prevention device to remote control valve - psi e. Pressure loss through remote control valve - psi f. Pressure loss in lateral pipe from remote control valve to most remote sprinkler - psi g. Elevation change from point -of -connection to most remote sprinkler (0.43 psi per foot of elevation): pressure loss - psi or pressure gain + psi h. Miscellaneous losses through other valves, strainers, etc. (in some cases this will not be applicable) - psi i. Total possible pressure loss (add b through h) - psi i. Remaining pressure (subtract i from a) psi j. Minimum pressure required at sprinkler psi k. Difference (Subtract j from i. If the value is negative, a booster pump may be needed. If the value is more than +15 psi, pressure reduction may be necessary for this zone, and/or other zones.) psi ATTACHMENT C Tap Size vs. Maximum Irrigated Turfgrass Area mnxirn.r, Bluer rays Maxir►tuin TaB ::. a ^ ... , : Fescue ,...: Ar�a::< t i1110 3/4" 30,800 0.71 38,500 0.88 1" 25 77,000 1.77 96,000 2.20 1-1/2" 50 154,000 3.54 192,500 4.42 2" 80 246,500 5.66 308,000 7.07 3" 160 493,000 1 11.32 1 616,000 14.14 Notes: l . This chart is intended as an irrigation design aid, related to the City's water conservation standard that limits the size of irrigated turfgrass area as a function of the tap size. The above values are calculated assuming peak daily evapotranspiration rates of 0.25 inches for Kentucky Bluegrass and 0.20 inches for Turf -type Tall Fescue. For the purposes of the calculations, assume that the irrigation efficiency and tap utilization efficiency are equal to 100%, and the maximum time of irrigation is 8 hours. More realistically, however, this would be equivalent to irrigation and tap utilization efficiencies of 80%, and a maximum time of irrigation of 12 hours. 2. These maximum discharges assume a disk -type meter. In certain cases of irrigation -only taps that are 1- 1/2" or larger, turbine meters are allowed, which have higher maximum discharge limits. Maximum Flow (GPM) Pipe Type , Pipe Size t" f 11,4'" e 0-112°` 2" 2-112" 4" Mainline Pipe PVC Class 160 17 29 38 59 86 128 211 PVC Class 200 17 28 36 57 83 123 203 PVC Sch. 40 13 23 32 52 75 115 199 Lateral Polyethylene 20 35 48 -- -- -- PVC Class 160 26 43 57 88 130 192 Pipe PVC Class 200 26 41 54 85 124 184 PVC Sch. 40�j 20 35 48 79 112 173 Note: This chart is intended as an irrigation design aid, related to the City's water conservation standard that limits the maximum velocity of mainline pipe to 5.0 feet per second and the maximum velocity of lateral pipe to 7.5 feet per second. ATTACHMENT B Instructions for completing an Annual Water Use Chart I. Use the Water Use Chart below, including notes, as an example of what the City of Fort Collins requires to be included on an irrigation plan. 2. The discharge figures for each lateral can be calculated by summing the appropriate discharge values in the manufacturer's catalogs for the specified sprinklers, bubblers or drip emitters. 3. Irrigated areas for each lateral can be calculated using a scale and/or planimeter. This should be a "best estimate," splitting areas between zones as necessary. For drip irrigation, the irrigated area should approximate the area actually wetted by the emitters. As a general guideline, you can use one square foot for each perennial, four square feet for each shrub and twelve square feet for each tree. 4. To calculate precipitation rate (inches per hour), multiply the discharge (gallons per minute) times the conversion factor of 96.26, and then divide by the irrigated area (square feet). 5. The average annual depth of irrigation can be determined by referring to Attachment A. 6. The annual volume of water (gallons) can be determined by multiplying the irrigated area (square feet) by the average annual depth of irrigation (inches), and then dividing by the conversion factor 1.6. 7. The annual cost for the water is determined by multiplying the volume of water by the applicable water rate. It is the responsibility of the irrigation designer to find out which water district serves the project, and to make sure the current water rate is used in the calculation. The water districts are: City of Fort Collins, 221-6681; ELCO, 493-2044; and Fort Collins -Loveland, 226-3104. ANNUAL WATER USE CHART (an example) _ . fi eUP. Arwuat$rrigat?G;, (gat Cost (s R:,: Al 40.0 12,100 0.32 16 120,700 $130 A2 42.0 13,050 0.31 16 130,150 141 A3 48.0 13,300 0.35 16 132,650 143 A4 25.0 1,500 1.60 16 15,000 16 A 46.0 2,850 1.55 16 28,400 31 A6 5.5 490 1.08 8 2,450 3 TOTAL I --- I --- I --- I --- 429,350 $464 Notes: 1. This table assumes the City of Fort Collins 1996 water rate of $1.08 per 1,000 gallons. 2. The water use data corresponds with the June 3, 1996 landscape plan by Acme Landscaping. ATTACHMENT A A Guide to Landscape Water -requirement Categories Potential landscape water -requirement categories, including some of the plants. Categories are based on inches of supplemental water necessary per watering season. TURFGRASS High Water Use: 24"/season Kentucky Bluegrass, Perennial Ryegrass Moderate Water Use: 16"/season Turf -type Tall Fescue Low Water Use: 5"/season Buffalograss, Blue Grama PLANTINGS High Water Use: 20"/season Trees Birch, Cottonwood, Fir, nonnative Maple, Willow Shrubs . Hydrangea, Quince, Willow, Yew Perennials Cardinal Flower, Fern, Foxglove, Hosta, Meadow Rue Moderate Water Use: 14"/season Trees Aspen, Austrian Pine, Blue Spruce, Crabapple, Mountain Ash, Honeylocust, Linden, English or Red or White Oak, Redbud, Tatarian Maple Shrubs Cranberry Viburnum, Winged Euonymus, Honeysuckle, Lilacs, Potentilla Perennials Ajuga, Bishop's Weed, Bleeding Heart, Bugleweed, Hardy Chrysanthemum, Columbine, Coral Bells, Iris, Lupine, Peony, Periwinkle, Shasta Daisy Low Water Use: 8"/season Trees Bigtooth or Rocky Mountain Maple, Bristlecone or Ponderosa Pine, Golden Raintree, Green Ash, Kentucky Coffeetree, Rocky Mountain Juniper, Russian Hawthorne, Western Catalpa, Western Hackberry Shrubs American Plum, Bluemist Spirea, Spreading Cotoneasters, Golden Currant, Grape Holly, Littleleaf Mockorange, Mugho Pine, Potentilla, Shrub Rose, Siberian Peashrub Perennials Basket -of -Gold, Coreopsis, Candytuft, Daylilies, Dianthus, Harebell, Himalayan Border Jewel, Lamb's Ear, Perennial Statice, Primrose, Sweet Woodruff Very Low Water Use: 4"/season Trees Amur Chokecherry, Bur Oak, Canyon Maple, Pinyon Pine Shrubs Apache Plume, Buffaloberry, Junipers, Mexican Cliffrose, Mountain Mahogany, New Mexican Privet, Rabbitbrush, Russian Sage, Sand Cherry, Saskatoon Serviceberry, Three -leaf Sumac, Yucca Perennials Blue Flax, Cacti, Gaillardia, Gayfeather, Hardy Ice Plant, Poppy Mallow, Prairie or Purple Coneflower, Pussytoes, Penstemon, Sedum, Snow -in -Summer, Sulfur Flower, Woolly Thyme, Yarrow NON -PLANT AREAS Non -irrigated areas without plants; including walks or patios, but not parking lots or driveways. 13. A pressure reducing valve shall be installed on the mainline, or as a feature of the remote control valves, if it is anticipated that the operating pressure at any spray sprinkler, minus the maximum recommended pressure for that particular sprinkler, is equal to 20 psi or more. 14. A rain sensor shall be installed with each irrigation system, in order to interrupt irrigation in the event of a significant rainfall. 15. When drip irrigation is used, emitter discharges within any single zone shall not vary by more than 5%. If necessary because of long runs and/or elevation changes, pressure -compensating emitters shall be used. 16. Remote control valves shall have flow control stems. Sprinkler spacing For both cases below, the radius of throw is defined as the value shown in the manufacturer's specifications for the specific design operating pressure for the sprinkler. 17. With a square pattern layout, sprinklers shall be spaced no further apart than 1.0 times the manufacturer's published radius of throw. 18. With a triangular spacing layout, sprinklers shall be spaced no further apart than 1.1 times the manufacturer's published radius of throw. Hydraulic considerations 19. Where Kentucky Bluegrass and/or Perennial Ryegrass is used for turfgrass, the tap size shall be sufficiently sized to deliver 0.25 inches of irrigation water over the turfgrass area within an 8- hour period. Where Turf -type Tall Fescue is used, the tap size shall be sufficiently sized to deliver 0.20 inches of irrigation water over the turfgrass area within an 8-hour period. For special circumstances, the City may allow exceptions to this standard. (See Attachment Q 20. The maximum system discharge shall be less than or equal to the maximum allowable, relative to the meter size, as determined by the City of Fort Collins Water Utilities. This shall be as follows: 3/4" - 10 gpm, 1" - 25 gpm, 1-1/2" - 50 gpm, 2" - 80 gpm, 3" - 160 gpm. These maximum discharges assume a disk -type meter. In certain cases of irrigation -only taps that are 1-1/2" or larger, turbine meters are allowed, which have somewhat higher maximum discharge limits. Contact the Water Utilities for more information. 21. The maximum velocities shall be less than or equal to 5.0 feet per second for mainline pipe and less than or equal to 7.5 feet per second for lateral pipe. (See Attachment C) 22. The irrigation system shall be designed such that the point -of -connection design pressure, minus the possible system pressure losses, is greater than or equal to the design sprinkler operating pressure. (See Attachment D) 23. The lateral pipe shall be sized such that there is less than or equal to a 10% variation between the highest and lowest sprinkler operating pressures on a zone. 4. On steep grades, an irrigation method with a lower precipitation rate shall be used, in order to minimize runoff. If practical, these areas shall be zoned separately_ 5. When practical, areas with significantly different solar exposures shall be zoned separately. 6. Different types of irrigation equipment (drip, micro -spray, spray, rotary, etc.) shall not be combined on the same zone. Only drip and micro -spray equipment may be on the same zone. 7. As much as practical, the irrigation method shall be selected to correlate with the plant density. For example, drip irrigation or bubblers should be used for sparsely -planted trees and shrubs, and sprinklers should be used for turfgrass. 8. The type of sprinkler and associated nozzles should be selected to correlate with the size and geometry of the zone being irrigated. For example, pop-up spray sprinklers should be used for smaller and more chopped up areas. As a rule of thumb, sprinklers should'be spaced no closer than 75% of the maximum radius of throw for the given sprinkler and nozzle. Equipment selection 9. A master valve should be installed on all irrigation systems with a tap of 2 inches or larger. 10. For irrigation systems that are on a combined -use tap, with a water meter installed further upstream to measure total water use, the installation of an irrigation -only submeter should be considered. This submeter would enable the owner and landscape maintenance contractor to more easily determine water use for irrigation, and would not be used for billing purposes. The cost of installation and maintenance of the submeter shall be borne by the owner of the property, and not by the City. All such submeters shall be installed in accordance with the specifications established by the City of Fort Collins Water Utilities. 11. The irrigation controller shall have a minimum of the following capabilities: a. multiple program b. percent watering C. multiple starts per day d. enough stations to prevent the necessity of combining zones on a single station that have dissimilar water requirements or precipitation rates, or exceed the hydraulic limitations of the tap 12. Sprinklers and nozzles shall meet the following requirements: a. spray sprinklers in turf areas shall have a minimum 3-1/2 inch pop-up riser height. b. coverage arcs and radius of throw shall be selected and adjusted to water only vegetated areas and minimize overspray onto hard -surfaces, buildings, fences, etc. c. sprinklers, bubblers, or emitters on a zone shall be of the same manufacturer. Spray sprinklers on a zone shall have matched precipitation nozzles. Nozzles for rotary sprinklers on a zone shall approximate a uniform precipitation rate. d. check valves shall be used on all low-lying sprinklers with 3 feet or more of lateral pipe head against them, and on all sprinklers along sidewalks. City of Fort Collins IRRIGATION SYSTEM STANDARDS for Water Conservation Irrigation Plan 10194 If areas of planting are extensive, the installation of an underground irrigation system shall be required and an irrigation plan shall be submitted to and approved by the City, prior to the issuance of a final certificate of occupancy. If no building permit is required, the plan is due prior to commencing construction. If the water requirements of the plants are low enough to be met with natural precipitation, and if a means of temporary irrigation is available to establish the plants, the City may waive the requirement for an underground irrigation system. When required, the irrigation plan shall be accurate and clear, drawn to the same scale as the associated landscape plan, and include the following: a. an annual Water Use Chart that includes: the square footage of irrigation zones, lateral precipitation rates (inches/hour), and seasonal water use and cost. The seasonal water use data shall reflect the water requirements of the plants identified in the landscape plan associated with the irrigation plan. The irrigation plan shall reference the specific landscape plan, with its date and the designer's name. (See Attachment B) b. a general note stating the point -of -connection design pressure and the peak flow. For example, the system design assumes a minimum dynamic pressure for the irrigation system of 75 psi at a maximum discharge of 50 gpm at the 1-1/2-inch tap and point - of -connection. The irrigation contractor shall verify pressure and flow on the site prior to construction. C. the design criteria to assist the installer with field adjustments, in a general note or in the legend. The criteria shall include the sprinkler and nozzle specifications, the sprinkler discharge at the design operating pressure, and the maximum distance between sprinklers. d. a general note stating that, Any field adjustment or redesign of this irrigation system must conform to the City of Fort Collins Irrigation Standards. e. in the specifications, or as a general note, a requirement for the contractor installing the system to provide the owner with as -built drawings after installation is complete. f. details of the installation method for bubblers or drip emitters, when the irrigation design includes these components. It must also include the number and discharge rate of emitters or bubblers per type of plant material. Irrigation methods and layout 2. Where untreated, raw water is available from a nearby irrigation ditch or lake, it should be considered as a possible water source. 3. As much as practical, plants with dissimilar water requirements shall not be irrigated on the same zone. For example, turfgrass areas should be on separate zones from planting beds. (See Attachment for water requirements of specific plants) City of Fort Collins LANDSCAPING STANDARDS for Water Conservation 12196 Landscape Plan Requireirtents . 1. The landscape plan shall have a general note calling for the review and approval by the City of Fort Collins of any required irrigation system, prior to the issuance of a Building Permit. 2. The landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are based upon water requirements. (See Attachment A, A Guide to Landscape Water -Requirement Categories) 3. Mulch shall be used for planting beds. The mulch can be either organic or inorganic, and shall be applied to a minimum depth of 3 inches. In order to prevent large expanses of barren mulch, there shall be a minimum plant cover of 50% within five years of planting. Design Considerations 4. Group plants with similar water requirements on the same irrigation zone. 5. Design the landscaping with an efficient irrigation layout in mind. For example, the dimensions of turfgrass areas should be in multiples of the radius of throw of the sprinklers, and the geometry should be such that overspray is minimized. 6. Minimize steep grades. Where necessary, design landscaping to minimize water runoff and to take advantage of the water that does run off. 7. Use lower water -requiring plants on south -facing berms of 25% slope or greater. 8. Minimize landscaping in strips less than 8' wide. When necessary, such as between sidewalk and street, use lower water -requiring plants. Natural Area Preservation 9. If there are portions of the site that are worthy of preservation, the alternative of leaving them undisturbed or with only slight improvements should be considered. The worthiness of such sites shall be determined by the City's Natural Resources Director. Other good practices for water -efficient landscapes, but not required • Have a testing laboratory analyze the nutrient and fertilizer needs of the soil. For most soils, add at least 3 cubic yards of compost per 1,000 square feet. Rototil to a depth of 6 to 8 inches. Consider using lower water -requiring turf and ornamental grasses. Turf -type Tall Fescue is often a good substitute for Kentucky Bluegrass. For areas where a natural look is desired, Buffalograss, Blue Grama, Little Bluestem, Sideoats Grama, Smooth Brome, Crested Wheatgrass or Western Wheatgrass can be good choices. For more information about these grasses, call the CSU Department of Horticulture at 491-7019. City of Fort Collins Water Conservation Standards for LANDSCAPING and IRRIGATION SYSTEMS General Information 7/96 What are the water conservation standards? There are two separate standards for water conservation: (1) Landscaping and (2) Irrigation Systems. The standards for Landscaping promote the installation of landscapes that require less water. The standards for Irrigation Systems ensure irrigation systems are designed to apply water efficiently to meet the needs of the landscape. What projects are subject to the standards? All projects within the city limits that are required to submit a landscape plan to the City as part of the development review process. In general, this includes all commercial, industrial, institutional, and multi -family projects. Duplexes are also included when they are part of a planned unit development. The standards apply to common areas of single- family developments, but do not apply to single-family residential lots. What do I have to do to comply with the Landscaping standards? Submit a landscape plan as part of the development review process. The plan must meet the requirements in the document, Landscaping Standards for Water Conservation before the development plan is approved. What do I have to do to comply with the Irrigation System standards? Submit an irrigation plan as part of the construction permit review process. The plan must meet the requirements spelled out in the document, Irrigation System Standards for Water Conservation. The City will review the plan, and then inspect the system after installation. The irrigation plan and system inspection must be approved by the City before a certificate of occupancy is issued. If construction of the irrigation system is delayed until after construction is completed, a certificate of occupancy can be issued only with an acceptable bond deposited with the City. How strict are the standards? The standards most important to water conservation are mandatory requirements, identified with the word shall. Other standards are more flexible, they use the phrases should or to the extent practical. These are enforced on a case -by -case basis. Where do I get more information? Call the Water Utilities at 221-6681. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the March 24, 1997 Planning and Zoning Board hearing: Plan revisions are due by 12:00 noon on March 5, 1997. Please contact me for the number of folded revisions required for each document. No revisions will be reviewed after the above deadline. If revisions are not received by this date, the item will either go to the Planning and Zoning Board with a staff recommendation based on the originally submitted documents or the applicant will have the option to continue the item to the next month's P&Z agenda. PMT's, renderings, and 8 folded copies of final revisions are due by 12:00 noon on March 17, 1997. Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, lxu4a, Michael Ludwig Project Planner xc: Dan Blankenship, Bucher Willis Ratliff Sheri Wamhoff Stormwater Utility file/Project Planner Please label the elevations as north, south, west and east. The east (carport elevation), north (rear elevation), and west (unit elevation) need a brick band at the base of the building. a Please add trash enclosure elevations to the elevation sheet(s). Please delete item 16 from the key notes. All lighting must be sharp cut-off, down directional. Key notes 1, 11 and 41 should reference that all roofing materials will be high -profile, heavy dimensional. an Please delete all copyright notes on the elevation sheet(s). The PUD documents are a public record and must be able to be reproduced by the City. Statements of Planning Objectives: Paragraph two references parking lot and drive being surrounded with landscaping and the interior courtyard. See Advance Planning, City Forester and Current Planning comments regarding landscaping. ap The last paragraph references that the project "strives to maintain every pertinent Land Use Policy as described in the Land Use Policies Plan for the City of Fort Collins." Please submit a list of the specific items from the 1977 Goals and Objective Document and 1979 Land Use Policies that are being met. Residential Uses Point Chart: aq. Based upon staff review, this project achieves approximately 78 points on the residential uses point chart, exceeding the minimum required 40 base points and 60 total points. Points will be awarded for the following criteria: "c" Harmony Market - 10 points. I'd" Southridge Golf Course - 10 points. "e" Heritage Christian School - 10 points. Y, Oakridge Business Park - 20 points. "j" approximately 47% contiguity - 28 points. No points will be awarded for the following criteria: "a" Oakridge Retail Center is not a Neighborhood Service Center. "v° fire sprinkler system is required by building and fire code. Landscape Plan: Please label the Landscape Plan as "Sheet 2 of ....... in the lower right-hand corner. Please add a sentence to Landscape Note #2 which states: "Irrigation system must be reviewed and approved by the City prior to the issuance of a building permit." Please add a Landscape note which states: "All landscaping to be installed or secured with a letter of credit, escrow, or performance bond for 125% of the value of the landscaping and installation prior to the issuance of a Certificate of Occupancy." aa. Please add a Landscape note which states: 'Trees shall not be planted closer than four feet to any gas or electric line and no closer than 10 feet to any water aor sewer line. Shrubs shall be planted nor closer than 4 feet to any water or sewer line or service." Please add a Landscape note which states: "Locations of all utilities shall be verified in the field prior to planting." Please add a Landscape note which states: "The developer shall ensure that the landscape plan is coordinated with the plans done by other consultants so that the proposed grading, storm drainage, or other construction does not conflict nor preclude installation and maintenance of landscape elements on this plan." ad. iduous trees are needed along both edges of the private drive to the site. Foundation p an ing and trees are needed around the entire building. All parking lot islands must have a deciduous tree and shrubs. The parking on the east property line must be screened with shrubs and trees. %ae." Please delete all copyright notes on the Landscape Plan. The PUD documents are a public record and must be able to be reproduced by the City. Building Elevations: All plan sheets must be 24" x 36". This will require a reduction in scale of the elevations or multiple elevation sheets. Please number elevations as Sheet 3 of ....... Sheet 4 of ......... etc. Please provide overall dimensions of the building on the elevations. VPlease note all exterior building colors on the elevations. Site Plan: The vicinity map must be to scale and must show zoning districts, municipal boundaries, and streets (not just arterials). General Note #3 should state that the existing zoning of the property is "B-P, Planned Business with a PUD condition." Please delete General Note #4 as the zoning of the property will not change. General Note #8 states that 2,675 square feet of interior parking lot landscaping is provided. Please clarify what areas are included in this figure. Please add a General Note which states: "All roof -top or ground mounted mechanical equipment shall be completely screened from public view." W` Please add a General Note which states: "Trash enclosures will be gated and will be constructed of materials to match the main building." W Please number the Site Plan as "Sheet 1 of ...." in the lower right-hand corner. Please provide a legend on the Site Plan and appropriate sym so� trash enclosures, bike racks, handicap parking spaces, etc. �jW. Please provide a notary block beneath the owner's certification statement. Please delete all copyright notes on the Site Plan. The PUD documents are a public record and must be able to be reproduced by the City. The site plan must show all adjacent land uses, buildings, parking, etc. within at least 150 feet of all property lines. Ct.y All on site sidewalks must be at least 4 feet wide (not 3' 6" ). � Please provide building dimensions, square footage and distances to property lines on the Site Plan. Delete the note referencing the architectural plans. /IviS/ A pedestrian connection is needed on the east side of the building. The landscape strip on the east property line adjacent to the parking lot must be at least 5 feet wide. ,c. The following species of trees are not suited to Fort Collin's climate and soil. The applicant should consult the City Forester or a local nursery professional to pick a substitute for these species: Sugar Maple, Red Oak, Eastern Redbud, Burkwood Viburnum. 17. The Transportation Planning Department offers the following comments: The pedestrian access to the north (connecting with the parking / paved area of the church) should be constructed now. Please delete references to "possible future". Please show adjacent land uses (parking lots, islands etc.) (b. J A sidewalk connection is needed on the east side of the eastern access from Rule Drive to the front of the building. Not 01\ SR The Traffic Operations Department concurs with the future improvements described in the Traffic Impact Analysis. Please note that Traffic Operations will be installing a signalized pedestrian crossing at Lemay and Boardwalk in the Spring of 1997 with a possible traffic signal in the future. 19. The Current Planning Department offers the following comments: a. Please provide a written response to each of the comments stated in this letter with plan revisions. Plat: V./,The title should state "Sterling House PUD", not subdivision. r Please remove a majority of the items listed in the legend and on the Plat. Plats do not typically show landscaping, utility services, signs, mailboxes, etc. W/ Please label the eastern portion of the property as Lot 2. U./ The plat must show all drainage, utility, and access easements; building envelopes, etc. The vicinity map must be to scale and must show zoning districts, municipal boundaries, and streets (not just arterials). g: Two Notary signature blocks are provided. Only one is needed. Please replace one with an owner's certification and signature block. The Planning approval block should reference approval by the Secretary of the Planning and Zoning Board, not the Planning Director. Provide a designated and marked "accessible route of travel' among all the buildings on the site and building exits and entrances and the public way (public sidewalk). Accessible routes shall comply with ANSI A117.1-1992 with running slopes no greater than 1:20 and cross slopes no steeper than 1:50. Where routes cross lanes for vehicle traffic, they shall be designated and marked as a cross walk. Provide parking and signs per Appendix Section 3107. Parking and access aisles shall comply with ANSI A117.1- 1992 with slopes no greater than 1:50 in any direction. c. Buildings shall be designed to comply with the Fort Collins Nonresidential Energy Code (ASHRAE 90.1 with local amendments). d. Food service establishments, child care and assisted living facilities require approval by the Larimer County Health Department at the time of building permit application. Please contact Jim Devore at (970) 498-6775 for submittal information. 11. TCI of Fort Collins requests an additional easement along South Lemay Avenue. 12. Comments from the Engineering Department are attached. 13. Comments from the Water and Wastewater Utility are attached. 14. Comments from the Stormwater Utility are attached. 15. Public Service Company offers the following comments: °a." Please provide a utility easement along the north side of Rule Drive from Lemay Avenue to the west edge of the property. The utility easement must be such that from the back of the sidewalk to the rear line of the easement is a minimum 9 feet if the sidewalk is detached or 13 feet if the sidewalk is attached. b. No trees may be planted within 4 feet of any gas lines. 16. The City Forester offers the following comments: Street trees need to be located between the sidewalk and the back of the curb. 10// Tree planting and landscaping needs to be added in the stormwater detention areas on the north, west and east side of the facility and the courtyard. The landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are distinguished by their water requirements and intended maintenance level. Examples of possible categories include, but are not limited to, high water turfgrass, low water turfgrass, low water planting beds, moderate water planting beds and non - plant areas (paved areas, etc.). Please refer to the attached Water Conservation Standards for Landscaping and Irrigation Systems for further guidance. 9. The Zoning Department offers the following comments: e. Please show building dimensions and envelope on the Site Plan. The City Sign Code will dictate placement/size of ground and freestanding signs. The property is located within the Residential Neighborhood Sign District, so please show the locations of any wall signs which are proposed. Please show the trash/recycling dumpster and bike rack on the Site Plan. W100/The Plat should reference the "Sterling House PUD" not subdivision. Sidewalks, landscaping, curb and gutter, legend, etc. should not be shown on the Plat. The site elements listed in comment "d" must be shown on the Site Plan and a separate Landscape Plan must show the existing and proposed landscaping. Trees are required along the 5 foot wide landscape buffer at the east parking lot. Additional trees are required at the front grounds along the lot lines. Foundation plantings are required around the entire building. Please add a General Planting Note which states: "All landscaping shall be installed or secured with a letter of credit, escrow, or performance bond for 125% of the value of the landscaping and installation prior to the issuance of a Certificate of Occupancy." 10. The Building Inspections Department offers the following comments: The occupancy classification is 1 1.1; noncombustible and fire -resistive construction is required for the size of building proposed. An automatic fire - suppression system is required throughout the building. t�. The site shall be accessible to persons with disabilities in accordance with Uniform Building Code Section 3103 and UBC Appendix Section 3106. b. What does "see" mean on the Landscape Plan? Presumably it means a bluegrass species. Please provide specifics of the "seed" blend in the General Notes on the Landscape Plan. „c. Please substitute green ash and thornless cockspur hawthorne for sugar maple and Eastern red -bud trees, respectively since the latter do not grow well here. V14. The Park Planning Department stated that assisted -living care facilities pay only one neighborhood parkland fee and one community parkland fee. 5. The Advance Planning Department offers the following comments: ✓a. Street trees and sod must be provided in the parkway strip between the sidewalk and the back of the curb of Rule Drive. v b. Foundation plantings, and pinus nigra or picea pungens are needed around the entire perimeter of the proposed building in order to soften the face of the building. VC Shrubs are needed along the eastern edge of the parking on the east side of the building and beneath the trees in the parking islands. ted. The courtyard needs under story planting beds with shrubs, ground -cover, perennials and ornamental trees around the internal foundation of the building. Shade trees and benches along the sidewalk should be provided in order to truly provide a "courtyard". 6© The Mapping Department stated that the Plat which was submitted does not meet Final Plat requirements in the State of Colorado. Please contact Jim Hoff at 221- 6588 to discuss applicable requirements. 7. The Poudre Fire Authority offers the following comments: ✓a. The building must be equipped with an automated fire suppression system to NFPA standard 13 and 13R. ✓b. A fire alarm system is required. 8. The Water Conservation Specialist offers the following comments: a. The landscape plan shall contain a general note calling for the review and approval by the City of Fort Collins of any required landscape irrigation system, prior to the issuance of a Building Permit. Community Planning and Environmental Services Current Planning City of Fort Collins February 14, 1997 Sterling House Corporation c/o Michael Frey BCI Construction, Inc. 453 S. Webb Road, Suite 500 Wichita, KS 67207 Dear Michael, Staff has reviewed your documents for the Sterling House PUD, Preliminary and Final that were submitted on January 16, 1997, and would like to offer the following comments: U S WEST offers the following comments: a. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. U S WEST will provide telephone service in accordance with the rates and tariffs on file with the Colorado Public Utilities Commission. b. The owner is responsible for provision of all conduit, ditch crossings, and street crossings for telephone facilities within the project. The owner also provides terminal room space (usually 8' x 5') and power for the telephone terminal, generally in a utility room. Contact Susan Peterson Capacity Provisioning Field Engineer, at (970) 224-7473 for conduit specifications for the telephone entrance cable. C. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 2. The Light and Power Utility requests that your contact Bruce Vogel at 221-6600 to coordinate a transformer location. 3. The Natural Resources Department offers the following comments: a. Please enlarge the size of the trash enclosure to accommodate a recycling collection dumpster. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002