HomeMy WebLinkAboutLOFTS AT CAMPUS WEST (THE) - PDP/FDP - 28-97 - CORRESPONDENCE - (6)V)
Lofts @ Campus West (page 2 of 2) December 4, 1997
Utility Plans
9. No structures are allowed within easements.
10. The existing curb cut north of the one being used on City Pak Avenue needs to be closed.
11. Rebuild/ Reconstruct the access that is to be used. Need concrete to property line.
12. A 50 foot set back for parking stalls is needed from City Park Avenue.
13. How is the grading for the swale to occur and the trees to remain along the north property
line.
14. The speed bumps (weirs) are way too high. ,Typical speed bumps rise only 2.5 inches over 5
feet, not 12 inches over 5 feet. Could have a problem with cars high centering on these. These
types of bumps will not promote traffic flow thru the area.
15. Provide 6 inch curb and 2 foot curb detail.
16. Provide Standard curb, gutter and sidewalk detail D-11 and driveway cut detail.
17. See plans for additional comments.
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: October 29, 1997 TO: Engineering
PROJECT: #28-97 The Lofts at Campus West, (A replat of
part of Town Square P.U.D. - Type I (LUC) PDP
All comments must be received by Mike Ludwig no later than the staff
review meeting:
Wednesday, November 26,1997
Lofts @ Campus West December 4, 1997
It is not appropriate to have drive thru traffic (McDonalds) stacking in the parking lot. This is
hazardous for the pedestrians as well as limiting the functionality of the parking lot for
residential use.
Site Plan
1. Label the retaining walls on the site plan
2. Does the retaining wall on the east property line affect the current depth of the parking stalls
in the lot east of the property.
3. The parking stall depths abutting the southern retaining wall need to have a depth of 19 feet,
this makes the drive isle width short by a foot.
4. A 50 foot set back for parking stalls is needed from City Park Avenue.
5. No structures are allowed within easements - it appears that the entrance structure (stairs) are
being placed within the easement.
Landscape Plan
6. Show the telephone and electric pedestals.
7. How is the grading for the swale to occur and the trees to remain along the north property
line.
Plat
8. Show the Row width of City Park Avenue.
(Continued on next page)
Date: r Signature:
am HERE IF YOU WISH TO RECEIVE COPIES OF MEONS
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PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: October 29, 1997 TO: Mapping
PROJECT: #28-97 The Lofts at Campus West, (A replat of
part of Town Square P.U.D. - Type I (LUC) PDP
All comments must be received by Mike Ludwig no later than the staff
review meeting:
Wednesday, November 26,1997
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Date: -Signature: C to 16 [—�
CM HERE IF YOU WISH M RECEIVE COPIES OF REVISIONS
— � — R "—' — La City of Fort Collins
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PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: October 29, 1997 TO: Stormwater Utility
PROJECT: #28-97 The Lofts at Campus West, (A replat of
part of Town Square P.U.D. - Type I (LUC) PDP
All comments must be received by Mike Ludwig no later than the staff
review meeting:
Wednesday, November 26,1997
1. The basin delineations need to be clarified. Please use subbasins on plans then sum for
the total drainage area. Basin B includes B 1 but not B2, please be consistent with
notation.
RESPONSE:
2. Please show drainage easements from the site to West Elizabeth Street, including all
alleys. Drainage easements for this area will need to be dedicated, if easements do not
exist. Are the easements large enough to accommodate the increase in flow? Also provide
signed agreements with the owners of the properties that will be affected with the
proposed construction. The letterslof intent must be signed before the public hearing.
RESPONSE:
Date: /j, 9
CL-
CHECK IN'atE )F YOU WISH TO RECEIVE COPIES OF REVISIONS
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City of Fort Collins
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: October 29, 1997 TO: Trans Ping
PROJECT: #28-97 The Lofts at Campus West, (A replat of
part of Town Square P.U.D. - Type I (LUC) PDP
All comments must be received by Mike Ludwig no later than the staff
review meeting:
Wednesday, November 26,1997
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Date: l dam/ /T/ signature: ,-Z. L4t&l- C7 ZS
CM HERE IF YOU WISH TO RECEIVE OOPIES OF REVISIONS Add
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City of Fort Collins
PROJECT
City of Fort Collins COMMENT SHEET
DATE: ovember 25, 1997 DEPT: Water & Wastewater
PROJECT: #28-97 The Lofts at Campus West, (A replat of
Part of Town Square P.U.D.) - Type I (LUC) PDP
PLANNER: Mike Ludwig
All comments must be received no later than the staff review meeting:
Wednesday, November 26, 1997
SITE PLAN
-Indicate the number of units per building.
LANDSCAPE PLAN
-Include general notes on landscape plan pertaining to the separation distances from water and
sewer and tress/shrubs. Also, include note to locate all utilities prior to any planting.
PLAT
-Provide easements for curb stops and fire hydrants.
FOVERALL UTILITY PLAN
-Provide a minimum of 5'separtion between meter pits and buildings.
-Concrete ` s6iia tary sewer services, which cross above or within 18" of water main, for a
distance of 10 from water main crossing.
-Extend existing sanitary sewer main along City Park Ave. to north and connect existing sewer
service to the new manhole placed at the end of extended main.
-Provide a minimum of 4' bury depth on sanitary sewer mains and services.
-Pothole all existing mains now in order to finalize design.
-See site and landscape plans for other comments.
Date:
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
CL PLAT SITE _DRAINAGE REPORT _OTHER -
X UTILITY X REDLINE UTILITY X LANDSCAPE
Area 5
Plum Street, a heavy
pedestrian corridor to
CSU, requires pedes-
trians to walk in the
street.
Plum Street has areas
with no sidewalk.
City of Fort Collins Pedestrian Plan Appendix A / Case Studies
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Area 5
Recommendations
PLUM
EuZABETH
PLUM
EUZABETH
fiF Stoplight
0
Pedestrian LOS,
Recommendations:
Directness
D A
D
I Widen sidewalks
Continuity
D A
B
2 Explore opportunity for access
Street Crossing
agreement
Visual Interest/Amenity
D A
C
3 Relocate streetlight
Security
B B
B
4 Construct sidewalk within
existing drive aisle
City of Fort Collins Pedestrian Plan Appendix A -Case Studies
Area 5
Existing Problems
PLUM
ELIZABETH
Y
N
g
F
N
U
�r
v
-e
V J fro i x
S titi i. �k
O
PLUM
rF
ELIZABETH
t ,r
I Stoplight
0
Pedestrian LOS
rp0
+y
et
A121
Problems:
Directness
D
A
1 Two foot sidewalks
Continuity
D
A
2 No,directness
Street Crossing
-
-
3 Streetlight in sidewalk
Visual Interest/Amenity
D
A
4 No sidewalk,. must walk in
Security
B
B
drive aisle
City of Fort Collins Pedestrian Plan Appendix A - Case Studies
separate surface texture and color to highlight the fact that the vehicle
is entering the pedestrian's space when parking or leaving.
• Relocate utility pole.out of the sidewalk and place in landscaped area
to the west on Elizabeth.
• Because Plum provides a direct route from the residential student
housing to the CSU campus, widening and completing its sidewalk is
also recommended. It is recommended that the east -west travel lanes
be reduced in width from 12 to ten feet, which would calm the traffic
through this area. This would permit widening of the sidewalk by an
additional two feet per side.
Explore the opportunity for an access easement between the residential
and commercial areas.
Area 5
City of Fort Collins Pedestrian Plan
Appendix A / Case Studies
Area 5
CSU - Residential Neighborhood Connection
The Campus West Area 5, located west of Colorado State University and
Shields, is a commercial and higher density residential area that primarily
serves the University. Pedestrian activity is high along both Elizabeth and
Plum, the two east -west streets that lead into the campus. Through years
of redevelopment, intensification, and street widening, with little
consideration for the pedestrian, this area has become a pedestrian
unfriendly area.
Examples of pedestrian problems include:
• No sidewalks along some commercial shops where pedestrians must
walk in parking drive aisles in competition between vehicles backing
out of parking spaces and high volumes on Elizabeth (Continuity). .
• Portions of the sidewalk removed to accommodate streetlight and
traffic control sign (Continuity/Visual Interest and Amenity).
• Narrow sidewalks on Plum, which requires one of two pedestrians to
walk in the street with trash containers blocking sidewalks (Continuity/
Visual Interest and Amenity).
• No connection between the higher density residential area along Plum
and the commercial district along Elizabeth (Directness).
Street Crossing
Direct-
Con-
Visual
Secur-
ness
tinuity
Signal. Unsig- Unsig- Mid-
Interest/
ity
ized nalized nalized block
Amenity
Major Minor
Existing
D
D
D
B
Target
A
A
A
B
With
B
BB
B
Improve-
ments
This area is defined by the Pedestrian Facilities Plan as a Pedestrian
District, which requires the highest standards due to high pedestrian
activity. Improvements to be considered would include:
• Construction of sidewalk adjacent to the curb in the drive aisle used
for parking. Because the width is inadequate to have both a separate
drive aisle and sidewalk, the sidewalks should be constructed with a
City of Fort Collins Pedestrian Plan
Appendix A / Case Studies
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 t
+15 psi, pressure reduction may be necessary for this
zone, and/or other zones.) psi
ATTACHMENT'S A
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.''
OV
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 squarefeet 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, 221-668 1;
ELCO, 493-2044; and Fort Collins -Loveland, 226-3104.
ANNUAL WATER USE CHART (an example)
. ...... .. ...... ..... .
Is.
. ..
....... ..
...........
..... Vera
x.,
Ann .............
..........
iiM..
WX
M.
. .........
6"::
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
A5
46.0
2,850
1.55
16
28,400
31
A6
5.5
490
1.08
8
2,450
3
TOTAL I
-
__
__
1
429,350
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,• G'.^nF¢. P+^ r t^ f. T �" IS'�i. `. r,�r '.: ,�' ., a. 1S rtr i ii.d;y
, `t"c :T�"
A Guide 'to Landscape Water -requirement' Cat'
e"gorses
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r^.:�
.2'` <:al
Potential landscape water -requirement categories, including some of the plants
A
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.
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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 equalto20 psi or more'.
.. jl �� ra• 9. � � Y� i t.i � �� 1'. 1• 1. . 3 7.�1, ...l+i e r. %d J a�a!X'..iYLwr !"i . C,33))��
14. A rain sensor shall be installed with each irrigation system, in order to interrupt irrigation in the
event of a significant rainfall ''~ '
z
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. i s '• 4
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 C) „
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. .
t
4.
On steep grades, an irrigation method with a lower precipitation rate shall be used, in order to "
minimize runoff. If pra6tical,'these areas-shalI be'zoaed separately ' = ? f
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
.1
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 bome 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 ,,•,• ; s,,.:,:,
IRRIGATION SYSTEM STANDARDS
for Water Conservation
t,r
:r
10194
Irrigation Plan
1. 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 ti
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 ver fy 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 A for water requirements of specific plants)
1 1
City of Fort Collins'`
Water' Conservation Standards for
LANDSCAPING and IRRIGATION SYSTEMS
General Information14
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 riot 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.
QL0tW,k[ JOJWil►I
ay. Please provide a lighting plan showing photometric lighting levels. Please
provide lighting fixture details. Staff suggest ornamental pedestrian lighting
in front of the building. No lighting locations are currently shown on the Site
and Landscape Plans.
12. Comments and r dlined utilit ans from the Engineering Department are
12/41 T.
13. Comments and redlined utility plans from the Water and Wastewater Utility are
attached.
14. Comments and redlined utility plans from the Stormwater Utility are attached.
V5. GOMMGNIS Fb� -W'ftf� Kn 'GbE' IVMKf-bCW&)
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Atyou a re, ei is implementing a new development review process. Plan
revisions may now be submitted at any time.. Planning and Zoning Board dates will
be assigned by City Staff when all issues have been addressed.
Please contact me for the number of folded revisions required for each document
prior to. the submittal of plan revisions.
Please submit a written response addressing each of the comments, and all redlined
plans and documents with plan revisions.
Please contact me at 221-6206 if you have any questions or concerns related to these
comments.
Sincerely,
Michael Ludwig, AICP
City Planner
xc: Sheri Wamhoff
Stormwater Utility
file/Project Planner
am. Please refer to the attached redlined landscape plans that depict comments
made by the City Forester, Advance Planning Department and Current
Planning Department.
an. It appears that there is conflict between the Landscape Plan and the
proposed grading plan as it pertains to preserving existing vegetation along
the north property line. How is the existing vegetation being preserved if
grading is proposed?
ELEVATIONS
ao. Please label the elevations as Sheet 3 of 5.
ap. Please specify high -profile, heavy dimensional shingles on all building
elevations.
aq. Brick / stone treatment is needed around the foundation of the building(s) as
noted on the attached redlined elevations.
ar. Please specify the "varied historic Victorian colors" on the building elevations.
Please provide color samples.
as. Please provide an elevation of the trash enclosures. Building materials
should match the main building(s).
PERSPECTIVE DRAWINGS
at. Please label the perspective drawing as Sheet 4 of 5.
au. Perspective drawings / cross sections should be to a scale. Please provide
dimensions of elements from property line to property line. It appears that
the setback of the building from the back of the walk and parking does not
correspond to the site plan.
ay. Please provide a perspective drawing of the project as viewed from City Park
Avenue.
CONTEXT DIAGRAM
aw. Please label the context diagram as Sheet 5 of 5.
ax. The Context Diagram does not comply with submittal requirements and is
unacceptable. What about the surrounding pedestrian network? , What
about bus routes? How does this site relate to surrounding commercial
uses?
W. Please label the Site Plan as Sheet 1 of 5.
X. The Land Use Summary should provide gross and net acreage, square
footage, and percentages. The square footage and acreage indicated in the
note below the Land Use Summary table does not match the Gross Area
square footage of the table and appears to duplicate information that should
be in the table. Please clarify.
Y. The building, bedroom, density, floor area, information is inadequate. Please
clarify as noted on the attached redlined Site Plan. The parking data may
also need to be revised.
Z. Please add a the legal description on the Site Plan.
aa. Please add a vicinity map to the Site Plan.
ab. Please add standard general notes to the Site Plan.
ac. Please show property line bearings and distances on the Site Plan.
ad. Please show all surrounding land uses (buildings, parking, etc.) within 500
feet of all property lines as per Site Plan submittal requirement 3(bb) of the
submittal requirement checklist.
ae. Please label the width of City Park Avenue street and sidewalk on the Site
Plan.
af. Please show building footprint / envelope dimensions on the Site Plan.
ag. Pedestrian crossing across the parking area should be patterned, colored
concrete not painted striping.
ah. Please indicate paving materials and patterns of the sidewalks.
ai. Have off -site easements been obtained for the new off -site trash enclosure
at the southeast comer of the site?
aj. Please label the Landscape Plan as Sheet 1 of 5.
ak. Please shade existing vegetation differently than proposed vegetation.
al. Trees and shrubs are needed along the south property line as per Section
3.2.1(E)(4) of the land use code.
1'
Plan. Attached is a copy of the Area 5 Case Study from the Pedestrian Plan
for your reference.
j. The proposed plan does not provide a plaza, gazebo, garden, gathering
place, barb-b-que area, etc ..... just a building and parking. Such amenities
are needed.
liff-1,11
k. Please replace the attorney's certification on the Plat with the language that
is attached to the redlined plat.
The Planning Certification on the plat should reference approval by the
"Administrative Hearing Officer" (not the Planning and Zoning Board).
M. The Vicinity Map on the Plat is not acceptable. Please refer Plat submittal
requirement 2(m) on the submittal requirement checklist.
n. Please indicate the names of abutting subdivisions on the Plat as per
submittal requirement 2(n) of the submittal requirement checklist.
o. Please indicate the zoning of the subject parcel and adjacent parcels on the
Plat as per submittal requirement 2(I) of the submittal requirement checklist.
p. The Plat must have ties to two USGM monuments as per submittal
requirement 2(b) of the submittal requirement checklist.
q. The Plat must show and dimension the width of the entire City Park Avenue
right-of-way that is adjacent to the subject property as per submittal
requirement 2(f) of the submittal requirement checklist.
r. Topography contours at 2 foot intervals must be shown on the Plat as per
submittal requirement 2(h) of the submittal requirement checklist.
S. Existing/proposed utilities should be shown on the Plat as per submittal
requirement 2(o) of the submittal requirement checklist.
t. Please provide a certification signature block for the City Clerk. .
SITE PLAN
U. The information provided in the owner's certificate on the Site Plan does not
match the information provided on the Plat.
V. The Planning Certification on the Site Plan should reference approval by the
"Administrative Hearing Officer" (not the Planning and Zoning Board).
k
b. Mixing shopping center circulation and McDonald's drive-thru traffic is
undesirable. If the Lofts need the spaces on the south property line between
the two access points to the shopping center, then there are too many units
on the plan. Units should be reduced accordingly to match the available
parking for the residential use or the applicant should work with the shopping
center and McDonald's to modify the drive-thru lane to reduce the impact on
the Lofts parking and circulation system. No shared parking among the
residential and commercial uses will be allowed. Either reduce the intensity
or modify the parking and circulation system on a "center" basis with
participation from adjacent owners.
C. The entrance on City Park Avenue should be enhanced with more landscape
materials in order to buffer the parking and circulation drives.
d. Has the applicant considered "live -work" units? The first floor could be retail
office, clinics, etc. and second floor could be dwelling units. This may reduce
parking conflicts/concems.
e. There appear to be significant storm drainage issues (see Stormwater Utility
comments). The proposal is to route storm flows east and then turn 90
degrees south behind (west) of the building that contains Panhandlers Pizza
and Nimos restaurant. The problem is that this conveyance channel may not
have the capacity. Offsite easement(s) will be needed from the building
owner. All service doors on the west side of this building will have to be flood
proofed. The solution is for the applicant to detain more onsite rather than
sending it downstream. This may require a reduction in the number of
buildings. Otherwise, the applicant must improve conveyance channels all
the way to West Elizabeth.
The internal parking lot drive should be extended as far east as possible for
an ultimate connection to the Town Square Apartments. This would then
allow recirculation to Plum Street. At a minimum a stub should be made to
the east for a future connection.
g. There is a sanitary sewer line that serves the apartments to the north that
cuts diagonally across the subject site. This line is presently NOT in an
easement. Based upon the submittal, this line will need to be re-routed and
placed within an easement. The applicant will need to work with the adjacent
property owner and the Water and Wastewater Utility for further details.
Relocation of this sanitary sewer may be costly.
h. The location of water meters in relationship to the retaining walls might be a
problem.
i. The Transportation Planning Department completed an analysis of the
pedestrian circulation system for this area when preparing the Pedestrian
I
• Section 3.2.1(1)(4) Plant Material Quality
• Section 3.2.1(1)(5) Installation secured with 125% escrow
b. As per Section 3.2.1(E)(2)(b) - Planting Beds, the shrubs between the City
Park Avenue sidewalk and the building must be shrub beds separated from
turf zones.
C. As per Section 3.2.1(F)(1) - Tree Protection and Replacement, the multi -
trunk ash tree that is proposed to be removed must be mitigated with two, 3"
caliper trees. Label these mitigation trees on the landscape plan and list
them in the landscape schedule.
d. As per Section 3.2.1(E)(1) - Buffering Between Incompatible Uses and
Activities, tall dense plantings are needed along the entire north property
line.
e. As per Section 3.2.1(E)(6) - Screening, large shrubs and are needed to
achieve screening around the trash enclosures.
f. As per Section 3.2.1(D)(1) - Full Tree Stocking, one tree per every 50 feet
within 50 feet of the buildings between the buildings and the parking lot.
g. As per Section 3.2.1(H) - Placement and Interrelationship of Required
Landscape Plan Elements, additional shrubs are needed in foundation beds
around each of the buildings.
h. As per Section 3.2.1(E)(4) - Tree Species Minimum Sizes, all shrubs must
be 5 gallon in size. Please revise the Landscape Schedule.
9. The Advance Planning Department offers the following comments (please refer
to the comments in pencil on the attached redlined Landscape Plan, Elevations
Sheet, and Perspective Sheet:
a. Urban design detail is needed at the vehicle bumper overhang area along
the connecting walkway.
b. Landscaping (trees, not little shrubs) is needed throughout the plan.
10. The Current Planning Department offers the following comments:
a. There are currently numerous trash dumpsters on the property. If these are
being used by the shops in the Town Square, then where will they go if the
parcel is developed? Who owns and uses these dumpsters? Why are they
on this lot? It appears that they are also being used by renters in the
surrounding neighborhood. They are currently unsightly and potentially a
public health issue/concem.
k
also applies to apartment projects. Though not administered at the
municipal level, similar requirements are contained in State and Federal civil
rights legislation (Fair Housing Acts). Where provided in a project containing
accessible dwellings, a portion of garages or covered parking must be
accessible.
b. The site shall be accessible to persons with disabilities in accordance with
Uniform Building Code Section 3103 and UBC Appendix Section 3106.
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) or Residential Energy
Code (1995 Model Energy Code with local amendments), whichever applies.
5. The Traffic Operations Department has made detailed comments on the attached
redlined Utility Plans. In general, it is unacceptable for the residential parking to be
mixed with the stacking and traffic to the McDonald's drive-thru.
6. The Parks Planning Department stated that both neighborhood and community
parkland fees will be assessed to each dwelling unit.
7. TCI of Fort Collins stated that since this development contains multi -family dwelling
units, the owners or owners association must provide TCI of Fort Collins a
Broadband Utility Easement before construction of telecommunication lines may
begin. For further information please contact Reneta Santoro at (970) 489-7400
Monday through Friday 8:00 A.M. to 5:00 P.M.
8. The City Forester offers the following comments (please refer to comments in blue
ink on the attached redlined landscape plan):
a. Please add applicable notes to the landscape plan as per the following
sections of the Land Use Code:
• Section 3.2.1 M Irrigation
• Section 3.2.1(E)(2)(b) Planting Bed Edging and Mulch
• Section 3.2.1(E)(2)(b) Tree Protection Specifications (add
information directly from the code)
• Section 3.2.1(1)(1) Topsoil Conservation
• Section 3.2.1(1)(2) Soil Amendments (3 cu. yd./1000 sf)
I
T. I
g. The Site Plan and Landscape Plan should show surrounding land uses,
landscaping, etc. within 500' of the property boundary. The current Site and
Landscape Plans do not provide this context.
h. The Site Plan states that there are 5 buildings. Since the external stairways
connect the "buildings", this is considered a single (1) building under the
building code.
2. 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.
b. 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.
3. The Light and Power Utility offers the following comments:
a. Proposed trees need to be planted a minimum distance from the existing
streetlight at the City Park Avenue entrance (40' if a shade tree, 20 feet if an
ornamental tree).
b. The developer will need to coordinate power requirements and locations of
the Light and Power electrical equipment with the Light and Power
engineering staff. (Current Planning Note: transformers, etc. must be
screened by landscaping)
C. The location(s) of some trees and/or shrubs may need to be adjusted to
accommodate electric facilities.
4. The Building Inspections Department offers the following comments:
a. Apartments accessible and adaptable for use by persons with disabilities
must be provided in accordance with Uniform Building code Section
3103(a)8. as amended by the City of Fort Collins. The 1992 edition of the
American National Standard Institute publication #A117.1 "Accessible and
Usable Buildings and Facilities" should be used in the design of
accessible/adaptable dwelling units. A local amendment to the UBC requires
that accessible units with numbers of bedrooms and other amenities be
provided in numbers proportionate to the remainder of the project. When
more stringent, the Colorado revised Statute, Title 9, Article 5, Section 111
r
CommL y Planning and Environmental rvices
Current Planning
City of Fort Collins
f� 3, 1997
Timberline Property Management
c/o Carl Glaser
Glaser Associates Architects
215 N. Jefferson Street
Fort Collins, CO 80524
Dear Carl,
Staff has reviewed your documents for the Lofts at Campus West Project Development
Plan (PDP) that were submitted on October 29, 1997, and would like to offer the following
comments:
The Zoning Department offers the following comments:
a. Please clarify on the site plan and the landscape plan that the handicap
ramps are actually ramps not stairs. Is the applicant intending to show
contour lines for the ramps or a paving pattern?
b. The Site Plan indicates 16 bedrooms per unit. Should this be per building?
Please provide a breakdown of the number of 1-13R, 2-13R, and 3-13R units,
etc. so that parking requirements may be evaluated.
C. Are 8 handicap parking spaces required? If fewer are required, and there is
a shortage of standard parking spaces, the extra handicap parking spaces
are spaces which could be used to reduce parking issues.
d. Please provide building dimensions (or building envelopes if stock plans are
submitted) on the Site Plan.
e. If building envelopes are shown, they must include external stairwells, eves,
overhangs, cornices, etc. The stairway on the west end of the building
cannot encroach into the right-of-way.
f. Please add a note to the landscape plan which states: "All landscaping must
be installed or secured with an irrevocable letter of credit, escrow or
performance bond for 125% of the cost of the landscaping and installation
as indicated on this plan prior to the issuance of a certificate of occupancy."
281 North College Avenue • P.O. Box 580 9 Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
x 14
ATTACHMENT C %. Y Y>'<
11
Tap Size vs. Maximum Irrigated Turfgrass Areasr"}G;
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3/4"
10
30,800
0.71
38,500
.' 6.88
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
11.32 7f
616,000
14.14
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Notes:
1. 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.
t
Maximum Flow (GPM)
z
... ......
s� t ......
...ky..............
.. ...,j ...53..
.. ............
PVC Class 160
17
29
38
59
86
128
211
Mainline
Pipe
PVC Class 200
17
28
36.
57
83
123 .
203
PVC Sch. 40
13
23
32
52
75
115
199
Polyethylene,
20
35
48
--
--
-- :a'
Lateral
PVC Class 160
26
43
57
88
130
192
Pipe
PVC Class 200
26
41'
54
85
124
184
PVC Sch. 40
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.
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City of Fort Collins :; k
LANDSCAPING. STANDARDS_ .{ '
n C;
r ` `,'. " for Water Conservation ; v
s 12196 ;
Landscape Plan Requirements
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.
• 'F:'ij
M
3. Flow in the swale on the north side of the site must make a 90-degree turn. Please
show more spot elevations to ensure that flow will continue to design point B.
RESPONSE:
4. The landscape plan shows several existing pine trees to remain on the north side of the
site. However, it appears that a swale is proposed in this same location. Please realign the
swale away from the existing trees.
RESPONSE:
5. There appears to be off -site drainage entering the site from the property on the east.
Please show the off -site basin and drainage patterns. The proposed wall should not block
the existing drainage patterns.
RESPONSE:
6. Please include a detail of the orifice and outlet structure of the detention pond. It is
unclear how the pond release will drain to the pan.
RESPONSE:
7. Provide a more complete erosion control report discussion as indicated on the enclosed
copy. Include rainfall and wind erosion control measures.
RESPONSE:
8. Please recompute the amount of detention provided. Adequate detention is not
provided.
RESPONSE:
Please refer to the redline plans and report for additional review comments