HomeMy WebLinkAboutGOOD SAMARITAN VILLAGE - PDP - 27-96B - SUBMITTAL DOCUMENTS - ROUND 3 - PROJECT NARRATIVE11
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LANDMARK ENGINEERING LTD.
3521 WEST EISENHOWER BOULEVARD ,
LOVE LAND. COLORADO 80537 970-667-6286
A
' April 2, 1999
Project No. FTCG-6G8B-04-216
' Exhibit C
' Legal Description of a drainage easement on, over and across a portion of Lot 12, Fossil Crest
Subdivision First Filing according to the plat on file in the office of the Clerk and Recorder, situate in the
' Southwest Quarter of Section 11, Township 6 North, Range 69 West of the 6th Principal Meridian, Larimer
County, Colorado being more particularly described as follows:
' Beginning at the Southeast Corner of said Lot 12; thence along the East line of said Lot 12 North
00°38'00" West 223.31 feet to the TRUE POINT OF BEGINNING; thence continuing along said East line
North 00°38'00" West 127.24 feet; thence departing said East line North 70°55'51" West 122.09 feet; thence
South 19°04'09" West 25.00 feet; thence South 70°55'51" East 104.48 feet; thence South 00°38'00" East
' 93.31 feet; thence South 57°29'08" East 29.86 feet to the TRUE POINT OF BEGINNING.
This Legal Description does not represent a field survey, nor should it be construed as a land survey
by this office. 1 -- -
ILandmark Engineering Ltd.
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Robert J. Nelson %,L W
Colo. L.S.16415 OL\,,>_.
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EXHIBIT B
Lot 12, Fossil Crest Subdivision First Filing, Larimer County,
Colorado.
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N,a
EXHIBIT A
A portion of the Southeast Quarter of Section 11, Township 6
' North, Range 69 West of the 6th Principal Meridian, County of
Larimer, State of Colorado, being more particularly described as
follows:
' Beginning at the South One Quarter Corner of said Section 11;
said point also being the Southeast Corner of Fossil Crest
' Subdivision First Filing according to the plat on file in the
office of the Clerk and Recorder said County; thence along the
1 East line of said Fossil Crest Subdivision First Filing North
00056100" West 30.00 feet to the TRUE POINT OF BEGINNING being a
point on the North line of Timan First Annexation according to
' the plat on file in the office of the Clerk and Recorder said
County; said point also being a point on the North right-of-way
line of Trilby Road; thence continuing along the East line of
said Fossil Crest Subdivision First Filing North 00056'00" West
960.24 feet to the Southwest Corner of Skyview South Second
Filing according to the plat on file in the office of the Clerk
and Recorder said County; thence departing the East line of
Fossil Crest Subdivision First Filing and along the South line of
said Skyview South Second Filing North 88037'00" East 520.00 feet
to the Southeast Corner of said Skyview South Second Filing; said
point also being a corner on Skyview South First Filing according
' to the plat on file in the office of the Clerk and Recorder said
County; thence along the South line of said Skyview South First
Filing North 880371000 East 110.00 feet to a point on the West
right-of-way line of Constellation Drive; thence along said West
right-of-way line South 000561000 East 960.24 feet to a point on
the North line of said Timan First Annexation; thence along said
' North line South 88037'00" West 630.00 feet to the TRUE POINT OF
BEGINNING.
Containing 604,932 sq. ft. or 13.887 acres more or less.
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03/22/99 09:59 FAX 6053361021 CB&A Z05
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' STATE OF SOUTH DAKOTA )
:SS
COUNTY OF MINNEHAHA )
' On this, the day of 1999, before me, the
undersigned officer, personally appeared
' and , who acknowledged themselves to be the
and respectively, of THE
' EVANGELICAL LUTHERAN GOOD SAMARITAN SOCIETY, a corporation, and
that they, as such and being
authorized so to do, executed the foregoing instrument for the
purposes therein contained by signing the name of the corporation
by themselves as such and
' In witness whereof, I hereunto set my hand and official
seal.
(SEAL) Notary Public, South Dakota
STATE OF COLORADO )
:SS
' COUNTY OF )
tOn this the day of , 1999, before me, the
undersigned officer, personally appeared SUSAN A. BAKER and
' STEVEN SCHEID, husband and wife, known to me or satisfactorily
proven to be the persons whose names are subscribed to the within
instrument and acknowledged that they executed the same for the
purposes therein contained.
In witness whereof, I hereunto set my hand and official
seal.
(SEAL) Notary Public/Colorado
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improvement of any kind within the easement premises which would
interfere with the proper use, repair and maintenance of the
drainage easement premises.
6. The parties indemnify and hold each other harmless from
any claim or loss asserted as a result of any negligent act or
omission on the part of each party. The Society agrees to
restore the adjoining premises and easement to the condition such
premises Were in prior to construction of the drainage facility
on the easement premises in the event such premises are damaged
or disturbed by construction or use of such easement_
IN WITNESS WHEREOF, each party to this Agreement has caused
it to be executed on the date indicated above.
THE EVANGELICAL LDTH UW
GOOD SAMARITAN SOCIETY
By
By
By
By
Susan A. Baker
Steven Scheid
L,
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1. Grantors hereby grant to the Society an easement
including the perpetual right to enter upon said property at any
time to install and maintain a drainage for discharge of off -site
detention water below and across the real property described in
Exhibit "C" attached hereto and incorporated herein; description
in said Exhibit "C" to be specifically described and incorporated
herein as Exhibit "D" upon approval of final plans.
2. Society shall pay to Grantors the sum of Three Thousand
Dollars ($3,000.00) in full upon execution of this Drainage
Easement as consideration for the grant of such easement.
3. This grant of easement shall run with the land and
shall be binding on all and inure to the benefit of the parties
to this agreement, their respective heirs, successors and
assigns.
4. The drainage system and easement described above shall
be maintained in good repair by the Society and the Society shall
be responsible for the cost and expenses of maintaining the
above -described drainage system and easement.
5. The Society and its grantee successors and assigns
shall keep and maintain the drainage system and easement in good
condition and repair and free and clear of debris and other
obstructions. No party shall erect or permit the erection of any
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DRAINAGE EAST
DRAFT
THIS EASM ENT AGREEMENT is made effective as of the
day of , 1999, between THE EVANGELICAL LUTHERAN GOOD
SA?ULAITAN SOCIETY, a North Dakota non-profit corporation, of 4800
West 57th Street, Sioux Falls, South Dakota 57106 (the
"Society"), and Susan A. Baker and Steven Scheid, husband and
wife, of 6416 Fossil Crest Drive, Fort Collins, Colorado 80525
("Grantors").
WITNESSETH:
WHEREAS, the parties have an interest in adjoining real
estate situated in the County of Larimer, State of Colorado, in
that the Society owns the property shown on attached Exhibit "A",
incorporated herein, in Larimer County, Colorado, according to
the recorded plat thereof, and Grantors own the property shown on
attached Exhibit "B", incorporated herein, in Larimer County,
Colorado, according to the recorded plat thereof; and
WHEREAS, the parties desire to create a written easement for
the construction, maintenance, repair and operation of a Drainage
Easement as shown on attached Exhibit "C",
NOW, THEREFORE, in consideration of the promises and
covenants herein contained, the parties agree as follows:
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Fort Collins Good Samaritan Village
March 3, 1999
To Whom It May Concern:
KAR - 4 19�)J
Fort Collins Good Samaritan Village has 64 apartment units. Of these, 27 are
licensed for assisted living and have no cooking facilities in the units. These residents
receive three meals per day in the central dining room. The remaining 37 units are
independent apartments and have cooking facilities. These residents have the option of
making their own meals or purchasing them at the central dining room. On the average,
15 of the independent residents eat their meals in the dining room each meal.
Currently, there are 11 residents living in our apartment units who own vehicles
and need an onsite parking space. With plans to convert the entire apartment tower to
assisted living, we anticipate the need for parking spaces to continue to decrease.
If you have further questions regarding our parking needs, feel free to contact me
at 226-4909.
Sincerely,
Sherry LJFriesen
Administrator
SLF/dr
508 West Trilby Road • Fort Collins, CO 80525-9989
Phone: 970/226-4909 Fax:970/226-6976
crosswalks; good lighting levels; standard curb ramps; amenities,
signing, sidewalk and roadway character strongly suggest the presence
' of a pedestrian crossing; drivers and pedestrians have unobstructed
views of each other. The call for a pedestrian refuge area with a
raised median is not suggested until there are 4 or 5 lanes to cross.
' In my judgment, a requirement for a pedestrian refuge area for
a pedestrian crossing of Trilby Road is contrary to Fort Collins
standards. Review of the "Design and Construction Criteria,
Standards and Specifications for Streets, Sidewalks, Alleys and Other
Public Ways," City of Fort Collins, Colorado, City Engineering
Office, July 1996, page D-1-c, indicates no median treatment for a
minor arterial street. Median treatments are only shown for arterial
' streets (page D-1-b) and major arterial streets (page D-1-a).
With all due respect, I do not believe the City of Fort Collins
should implement median treatments on minor arterial streets. I
believe that this is contrary to the City's own standards and
guidelines.
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TO: Kimberly Lambrecht, Landmark
Ken Merritt, Landmark
Fort Collins Staff
FROM: Matt DelichIE)
DATE: February 17, 1999
SUBJECT: Good Samaritan Village --Response to staff comments
(File: 9692ME03)
This memorandum is a response to Kathleen Reavis' comments with
regard to pedestrian and bicycle level of service for the Good
Samaritan Village project. The comments were mentioned in her
memorandum to Ted Shepard dated January 29, 1999.
Both pedestrian and bicycle level of service were addressed in
the "Good Samaritan Village Overall Development Plan Transportation
Impact Study," August 1997. Both pedestrian and bicycle level of
service worksheets were included in that report. In evaluating both
of these modes, certain assumptions are made. It is expected that
bike lanes would be striped on Trilby Road making the necessary
connections to existing bike lanes. It is also assumed that a
crosswalk would be painted across Trilby Road at the northwest corner
of the subject intersection. With these assumed improvements, both
modes achieve acceptable level of service.
However, I do not believe that the pedestrian crossing of
Trilby Road requires a center median/pedestrian refuge area. It is
unclear whether Kathleen is requesting a raised median refuge area
or a painted median refuge area. While no one would argue the need
for a painted. crosswalk, I believe it is important to understand who
will be using this crosswalk. In my judgment, the primary users will
be those people who live in Ridgewood Hills and in the subdivision
to the north of Good Samaritan Village who may cross Trilby Road as
part of a casual walk or to visit friends in either residential
neighborhood. It is not likely that residents of Good Samaritan
Village will use this crosswalk very often. The residents are
provided spacious grounds for exercise. They are not likely to
utilize the bus stop located on the south side of Trilby Road, since
all of their mass transportation needs are fulfilled by Good
Samaritan Village.
Trilby Road is classified as a minor arterial street. Minor
arterial streets have one lane in each direction. It is expected
that there would be center left -turn lanes on Trilby Road at the
subject intersection. Therefore, the maximum number of travel lanes
to be crossed by a pedestrian would be three. In the Fort Collins
Pedestrian Level of Service table, this crossing would be considered
to be an "Unsignalized crossing of a major street." This crossing,
with a painted crosswalk, good lighting levels, and curb ramps,
achieves level of service A or B operation. Under the level of
service A category in the Pedestrian Level of Service table, the
following criteria apply: 3 or fewer lanes to cross; well -marked
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ATTACHMENTS
Fort Collins Good Samaritan Village April 5, 1999
Memorandum from Matt Delich, Traffic Engineer
' Letter From Administrator of Fort Collins Good Samaritan Village
Draft of Drainage Easement
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Erosion/ Sediment Control Comments
1. This is a preliminary submittal, erosion/sediment control comments will be made upon final
submittal.
' N/A — An easy one.
Second Review
1. Please submit an erosion control report with appropriate calculations as required by City
specifications.
' An erosion control plan per City of Ft. Collins standards is provided under separate cover from drainage
report.
2. On the plan, your erosion control note #1 (developer's responsibility, not contractor's) is incorrect,
your erosion control note #2 is incorrect (plan shows silt fence along north and ease sides, also,
where is Bristlecone Drive on your plan. 1 thought it was in Evergreen Park), your erosion control
note #3 is redundant to a City standard note, your erosion control note #4 is incorrect (delete any
and all phrases "... after overlot grading is complete... ", also, the seed mix you show is not a turf
mix, etc., etc. Delete all erosion control notes except City Standard Erosion Control notes, then add
' only those notes that are pertinent to this project. And which do not in any way contradict or create a
redundancy to City standard notes. Do not make any statements concerning when seeding/mulching
will be done or which state "... unless approved by owner... ".
The whole thing's been redone and separated out from the drainage plan. Hopefully we're in the right
part of the world now.
3. The two detention ponds (NW and NE corners of the site) should have sediment traps on their outlet
pipes, straw bales do not work well at these locations.
' The overall drainage plan for the Site has been reconfigured. As such, sediment traps have determined to
be needed, and are shown on the revised erosion control plan. Any straw bales implemented will be in
conjunction with required sediment traps.
4. You show straw bale barriers on several of the concrete trickle pans, these do not work Use either
gravel in bags, or, when pipes are involved, sediment traps.
Gravel bags have been specified in conjunction with straw bales along trickle channels and upstream of
pipe inlets. Gravel bags are to be installed immediately upstream and downstream of the bales.
' Third Review
1. None of the previous erosion control comments have been addressed, please do so.
Hopefully, previous comments are now addressed with adequate information to implement erosion and
sediment control for the Ft. Collins Good Samaritan Village development.
Please refer to redlined plans and report for additional review comments, also please address all
comments before resubmitting.
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' for as input into Pond B. In addition, please indicate required and provided volumes, allowable
release rates and 100 year WSELs on the plans. This is a repeat comment.
' Detention ponds have since been sized based on UDSWM2-PC modeling for the Site. Two ponds will be
in series, and the ultimate pond has been oversized to accommodate total site runoff. This is referenced in
the pond discussion of the Final Drainage Report associated with this submittal. 100-WSELs have been
added to plans.
7. Please indicate on the plans the size and location of the orifice plate and include a detail as well. The
allowable release rate from the site can also be computed as a percentage of the culvert capacity. In
other words, the allowable release = 30 cfs { (contributing area / total tributary area) — undetained
runoff. This is a repeat comment.
Orifice plate information is provided on details and identified on plan set. Site discharge will conform to
the proportional discharge rate as described in the above comment. Supporting documentation is
provided in the drainage report.
& On the storm sewer profiles and calculations, there are some discrepancies in the values. Please
correct these as needed and also indicate the 100 year hydraulic grade line (HGL) on the profile
views. Also please show the relationship of the storm sewers to other utilities and riprap where it is
needed This is a repeat comment.
` Hopefully, we've got all the right numbers in the right spots. The 100-year HGL is also included on the
storm line profiles.
9. There are no street capacity calculations included in the report. Please provide capacity calculations
for both the minor and major storm for all proposed streets. This is a repeat comment.
Capacity checks have been made. Calculations show that Constellation Drive, Trilby Road and interior
roads all have sufficient capacity to convey 2- and 100-year flow rates. Estimates are based on adjacent
sub -basins that contribute immediate to the roadway conveyance elements. Superelevation was also
' checked for major storm runoff (plugged outlet conditions) conveyance through the Trilby
Road/Constellation Drive intersection, and does not appear to be a problem. This information is
presented in the supporting calculations section of the Drainage Report.
10. For the runoff calculations, in addition to showing aggregated runoff' at different design points,
runoffshould be calculated for each basin as well. Please add a flow summary table to the plans. And
please include the rest of the runoff calculations for the 100 year storm and also show all the pipe
capacities as well. This is a repeat comment.
' Runoff calculations were developed from UDSWM2-PC modeling. This information is tabulated on the
drainage exhibit (drainage report) and drainage plan (construction set). Information related to 2- & 100-
year events is provided.
IL The runoff coefficients are calculated incorrectly. Please redo these and all hydrologic calculations
using these. See the report and the Criteria for further explanation.
' Runoff coefficients were based on Urban Drainage & Flood Control District methods. This approach was
incorrect for use in the City of Ft. Collins. Hydrologic calculations have since been revised to reflect City
of Ft. Collins Criteria. Backup calculations and supporting documentation are appended in the report.
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Legends detailing the all symbols used are included on the cover sheet and on the drainage plan/exhibit.
This was done to facilitate easier discernment of drawing features, while keeping things from becoming
cluttered.
3. Offsite easements are required from the detention pond B outfall all the way to the culvert underneath
' the railroad embankment. In addition, approval from the railroad company is need prior to final
approval. This is a repeat comment.
Offsite easement information from Pond 53 (formerly Pond B) is shown to extend from the Ft. Collins
Good Samaritan Village property line to approximately 25 feet below the energy dissipater structure.
This easement extent is based on an agreement between the property owners of Lot 12-Fossil Crest
Subdivision and Ft. Collins Good Samaritan Village. Once beyond the dissipater structure, drainage will
discharge a sheet flow along naturally formed gullies, where no easement is defined beyond the dissipator
structure. Easement information related to drainage access through the railroad ROW is appended in the
drainage report.
In the event that erosion becomes problematic along the downsloped drainageway, the Owner agrees to
undertaking any remedial action required, at their cost. Access through drainageway will be provided by
the Owner.
See attached DRAFT copies of the easement information.
' 4. Please include all information (subbasin delineation, flow arrows, concentration points, etc.) from
the drainage exhibit "A" on the drainage and erosion control plan. Right now, the 'drainage and
erosion control plan" in the set of utility plans is only and erosion control plan. This is a repeat
comment.
' The drainage plan and erosion control plan have been separated to facilitate easier review of construction
plans. Subbasin delineations, flow arrows, concentration points, etc, have since been included on the
drainage plan. Further, information documenting estimates of flow rates and detention volumes have been
' included on the drainage plan. The erosion control plan details those items normally included with such a
plan.
5. Please provide riprap protection supporting calculations in the report and indicate on the plans
(erosion control plan & storm sewer profiles) where they are needed Erosion control must be
considered downstream of the pond B outfall to prevent scour of the hillside. In addition, please
include the riprap protection, pond, and entrance detail sheets which are missing. This is a repeat
comment.
Information directly related the requirements for riprap have been included as supporting calculations in
' the Drainage Report.
Erosion control will be provided in the form of an energy dissipater, or plunge pool. This facility is
located about 250 feet northwest of the site.
Details for riprap protection, ponds, and entranceways have been included to reflect drainage features.
6. The detention ponds have been sized for the entire site and then broken down into separate parts. The
ponds should also be sized using UDSWM2-PC as requested on the Overall Development Plan.
Please note that if the ponds are to be kept in series, the discharge from Pond A must be accounted
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During conversations with City personnel, it was determined that required cross section information for
the reach extending from the east side of the Site would be limited to 150 feet downroad (just beyond the
' Trilby/Constellation intersection). This information is included with the submittal. However, based on
conversations with the City, 1000 feet of cross section information would still be required from the west
side of the Site. While this is beyond the current scope of the Project, and in lieu of the time used to
confirm the need for the 1000 feet of additional information, this information cannot be included with the
immediate submittal of this package. However, as the Owner agrees to provide this information at their
cost, the cross sectional data for the western portion of Trilby Road will be provided concurrent with the
City's review, and could be considered as part of the entire required planning and engineering set.
Considering the timing of final notice of this requirement, and the fact that local/regional resources are
strapped to complete this work in such a short period, it is our hope that the City will find submittal of
this additional information concurrent with their review this an acceptable means to providing this
information.
15. Provide curb return profiles.
Curb return profiles are provided on street profile sheets.
16. You need to address the comments for Constellation Drive made with the previous submittal.
Street improvements along Constellation Drive include curb and gutter design at the northeast area of the
Site. Curb and gutter design is in accordance with the City's Criteria.
17. Modify the typical cross section of Trilby Road 11 has been downgraded to a minor arterial.
Cross sections for Trilby Road now reflect the appropriate features as per the downgraded street status
(minor arterial).
18. Constellation Drive is a collector w/parking. Modem the typical cross section.
' Street improvements with respect to curb and gutter at the northeast area of the Site will be pursued for
Constellation Drive. The typical cross section has been provided.
19. Modem the signing and striping plan to reflect the new ROW dedication and location of the north
flowline.
' Striping and signing will conform to the new ROW dedication and location along the north flowline for
Trilby Road.
' Stormwater
1. The benchmark used for this project is no longer valid, please use the City of Fort Collins benchmark
#38-94 instead.
New City of Ft. Collins benchmark has been identified and incorporated as the construction set reference
datum.
1 2. Please add legends to each individual sheet explaining the lines and symbols used on those sheets.
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The general notes have been modified to reflect changes discussed with the City of Ft. Collins.
6. Reference the current soils report.
The current soils report is referenced on the plan set in general notes section.
7. You will need to reference the new vertical datum the City is using. Fort Collins no longer uses the
Black Bolt Survey.
New vertical datum has been identified as reference datum for the Ft. Collins Good Samaritan Village
development project.
8. The plat needs to be numbered independently from the utility plans.
The plat has been numbered accordingly.
9. Constellation is classified as a collector street. You will need to dedicate an additional 8 feet of
ROW.
An additional 8 feet or ROW has been dedicated along Constellation Drive, and is identified on the Utility
Sheet of the Construction Drawings set.
10. You will need to dedicate a 9-foot utility easement along Constellation per the current street
standards.
Tract "A" is designated for the use of residential units and buildings, private drainage, landscaping, public
vehicles and pedestrian access, signage, public and private utilities. As such, the requested 9-foot
easement is provided within this Tract.
11. Reduce the curb return radii into the site to 15 feet.
Per conversations with City of Ft. Collins personnel, it was agreed that based on the type of development
(senior living & assisted care) curb returns above 15 foot radii would be adequate. This would
specifically apply to east entrance drives.
12. The driveway entrances need to be paved with concrete to the property line per City standards.
Please note on the plans.
Drive entrances have since been modified to reflect paved concrete section to the property line as per City
of Ft. Collins standards.
13. The sidewalk on the west side of Drive 'A' needs to be extended to Trilby Road
Since the last submittal, the sidewalk along the western interior road has been extended to Trilby Road.
14. Provide cross section every 100 feet along Trilby Road for 1000 feet east and west of the site. Show
new location of the north flowline (diffierent from what the Ridgewood Hills folks did) and the existing
flowline on the south side.
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A letter from the Administrator of the Fort Collins Good Samaritan Village is attached.
9. There are six "P-1 " streetlights on the west side of the western most access drive. This is the property
line abutting single family homes. We recommend placing these fixtures on the east side of the
roadway so as to minimize the impact on the adjacent residential lots.
The lights in question will be provided with cut off shields to minimize the impact of the light onto
adjacent property. Should we move the fixtures to the other side of the road, light would be more likely to
be directed onto the adjacent property. The photometrics study shows that a minimal amount of light (less
than 0.10-foot candles at a distance of 20 feet from the property line) is currently being `thrown' onto the
adjacent property. As such, we are proposing to keep the lights as they are shown on the plans.
10. In general, the plan set is very complete and thorough. On sheets two and three, however, could you
please delete all of the offsite trees, This information is not necessary and tends to make the plans
look very busy and cluttered.
The offsite trees have been removed from sheets two and three.
Engineering
' 1. Please remove the language about reproducing plans or provide the City of Fort Collins with
documentation giving us permission to make copies of them once they are approved
Language regarding reproducing plans has been removed. Language regarding permission for the City of
Ft. Collins to make copies is provided on new construction set.
I 2. Modify the note describing Tract 'B'. It doesn't represent the amount of ROW that needs to be
dedicated with this development.
The note describing Tract `B' now represents the correct amount of ROW dedicated with this
development as it is includes Constellation Drive and Trilby Road ROW requirements.
3. Please check the ROW being dedicated with this development. Trilby is classified as a minor arterial.
Therefore, this development will need to dedicate 42 feet of ROW if it has not already been done., By
looking at it, and assuming that the centerline of Trilby follows the section line, this development will
need to dedicate an additional 12 feet of ROW with a 15 foot utility easement behind that (per City
Standards).
The additional 12 feet of ROW has been added to the construction drawing set as per new street
classification. Tract "A" is designated for the use of residential units and buildings, private drainage,
landscaping, public vehicles and pedestrian access, signage, public and private utilities. As such, the
requested 15-foot easement is provided within this Tract.
4. 11 appears that a portion of an existing utility easement will need to be vacated because of the
dedication of ROW along Trilby Road
At this time, there are no plans to vacate the easement in question. 12 feet of the easement will be
absorbed' into the R.O.W., and the remaining 4.5 feet will stay as it is.
1 5. Modify the General Notes.
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We will provide bicycle parking at the Therapy Center entrance, at the new Maintenance Building, and
near the existing west entrance to the existing facility (where most employees will enter the building in
the future).
F. Please see attached redlines for further comments.
The additional comments on the redline set consisted of:
Extending the sidewalk along the west side of the site to Trilby Road, which has been done.
Providing additional sidewalks and crossings throughout the site, which have been shown.
Correcting the double 90-degree turns south of the Therapy Center, which have been done.
See Site Plan for further clarifications of these issues.
4. Poudre Fire Authority requires that fire lanes be a minimum of 20 feet wide with minimum turning
radii of 20 inside and 40 feet outside. The two 90 degree turns south of the Therapy Center do not
appear to meet this standard. This area appears to create an awkward turning movement for cars as
well as fire trucks.
The two 90 degree turns south of the Therapy Center have been modified to eliminate the awkward
turning movement. See Site Plan for revision.
5. If any portion of an exterior wall is greater than 150 feet from the fire lane, then the building must be
equipped with an approved automatic fire extinguishing system.
The Therapy Center, while no more than 150 feet from fire truck access, will have an automatic fire
extinguishing system.
6. Please note that the fire lane shall be feature curbs painted red and signed "No Parking — Fire
Lane. "
Any fire lanes that may occur throughout the development will be painted red and signed appropriately.
7. Address numerals for all building shall be a minimum of six inched in height. Numerals must contrast
with the background color for visibility.
The proper size and color of the Address numerals will be specified in the construction documents.
8. In terms ofparking, the intent of the Land Use Code is provide a minimum number ofparking spaces
for residential dwelling unites and a maximum number for non-residential uses. In order to not
provide the full required number of 98 spaces for the existing dwelling, please provide a letter from
the operations manager of the facility that fully describes the living situation. Information is needed
' for the following:
A. Please describe the extent of the kitchen or cooking facilities within the units.
B. Please describe whether or not the residents within these existing units have access to a central
dining facility.
C. Please survey these residents to provide information on how many own vehicles that need an
onsite parking space.
D. Please indicate how many parking spaces are presently devoted to these 64 units.
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RESPONSE TO STAFF COMMENTS
Fort Collins Good Samaritan Village
April 5, 1999
Planning
1. Engineering comments are provided on the attached comment sheet. There are two important
comments that are repeated here for emphasis....:
See Engineering comments for the issues and responses, following the Planning comments.
2. Comments from the Stormwater Department are attached.
See Stormwater comments and responses, following the Engineering comments.
3. Comments from Transportation Planning include the following:
A. It will be necessary a pedestrian crossing on Trilby at Constellation/Avondale. This pedestrian
crossing will need to be designed to include a center median/pedestrian refuge area based on
Trilby's roadway classification (minor arterial) and the character of the resident population of
Good Samaritan Village.
Per Landmark's discussion with the City of Fort Collins Engineering Department on 2-22-99, it was
determined that a center median/ pedestrian refuge area would not be required at this location as Trilby is
now a Minor Arterial and has no provisions for a curbed center median. A painted cross walk will be
provided across Trilby at Constellation/ Avondale.
See also attached Memorandum from Matt Delich, Traffic Engineer, supporting this conclusion.
B. In order to satisfy the bicycle level ofservice standards, a bikelane is needed along the Trilby
frontage.
A bikelane on the Trilby frontage will be added when Trilby Road is reconfigured and restriped.
C. A pedestrian connection should be made to the transit stop at College and Trilby.
A project of this scale cannot support the request to extend the sidewalk to College Ave. In addition, Fort
Collins Good Samaritan Village has its own "on demand" transportation system, and as such, the
residents typically do not utilize the public transportation system.
D. Attached sidewalks within the project should be a minimum ofsix feet wide.
We are proposing a minimum five-foot wide (clear) attached sidewalk within the project. This width
complies with the Americans with Disabilities Act recommendation of 60 inches clear for passing
wheelchairs, will be ample to accommodate the users, and will more appropriately fit the scale of this
project.
E. Bicycle parking should be provided at the main building entrances.
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PROJECT DEVELOPMENT PLAN DEVELOPMENT SCHEDULE
Fort Collins Good Samaritan Village April 5, 1999
Phase I Development Schedule
Begin Site Improvements.................................................................................................................July 1999
Begin Physical Therapy Addition....................................................................................................July 1999
Begin Maintenance Building................................................................................................. September 1999
Begin Duplex/Triplex Home Building.................................................................................. November 1999
Complete Physical Therapy Addition.................................................................................... December 1999
Complete Maintenance Building............................................................................................ December 1999
Begin Neighborhood Park...................................................................................................... December 1999
Compete Site Improvements.................................................................................................. December 1999
Complete Duplex Home Building................................................................................................... June 2001
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E Therapy Center:
Therapy Center Site Area:
0.16 Ac.
39.87%
0.78%
Total Building Coverage:
2,779 s.f.
Floor Area Ratio:
0.40 : 1
Max. Height:
22'
Total Driveway and Parking Coverage:
2,400 s.f.
34.43%
0.68%
Parking:
Standard Spaces (9'xl9')
5
Van Accessible Handicap Spaces (12'xl9')
2
Common Open Space/ Landscape Area:
1,791 s.f.
25.70%
0.50%
F Maintenance & Service Area:
Maintenance & Service Site Area:
1.13 Ac.
Total building Coverage:
2,400 s.f.
4.88%
0.68%
Floor Area Ratio:
0.049 : 1
Max. Height:
25'
Total Driveway and Parking Coverage:
10,718 s.f.
21.77%
3.02%
Parking:
Standard Spaces (9'xl9')
2
Van Accessible Handicap Space (12'x19')
1
Public Access & Utility Easement Area:
18,600 s.f.
37.79%
5.23%
Common Open Space/ Landscape Area:
17,505 s.f.
35.56%
4.29%
G Civic Area:
Civic Space Site Area
0.60Ac.
Total Building Coverage (Gazebo)
285 s.f.
1.09%
0.08%
Floor Area Ratio:
0.011 :1
Max. Height:
15,
Parking:
Adjacent On -Street Parking Provided
Common Open Space/ Landscape Area:
25,851 s.f.
98.91
7.27%
Total —Phase 1
8.16 Ac.
100%
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LAND USE DATA BY PHASE 1 DEVELOPMENT AREA
Fort Collins Good Samaritan Village April 5, 1999
Area Land Use Land Use % by % by
Description Description Data Parcel Phase
D Duplex/ Triplex Development:
Duplex/ Triplex Site Area
6.27 Ac.
Total Number of Building Envelopes:
15
Total Number of Dwelling Units:
33
Solar Oriented Dwelling Units:
23 (70%)
Dwelling Unit Model Types:
Aspenwood:
2 Bedrooms
14 Units
Max. Height:
20' (1-1/2 Story)
Cedarwood:
2 Bedrooms
15 Units
Max. Height:
20' (1-1/2 Story)
Cottonwood:
1 Bedroom
4 Units
Max. Height:
20' (1-1/2 Story)
Parking:
Driveway Spaces
33
Off -Street Spaces
8 (9'x18' each)
On -Street Spaces
20
*Due to roadway width, on -street parking will be
allowed on one side only. See Site Plan - Sheet 3.
Total Building Coverage:
1.16 Ac. 18.50% 14.22%
*Includes living space and garage floor area
52,376 s.f.
Total Driveway & Off Street Parking Coverage:
0.19 Ac. 3.03% 2.34%
8,250 s.f.
Public Access & Utility Easement Area:
2.01 Ac. 32.06% 24.59%
(for Private Streets - no Public Right -of Way)
87,403 s.f.
Additional Public R.O.W. to be dedicated
0.17 Ac.
along Trilby Road (Tract B)
7,560 s.f.
Additional Public R.O.W. to be dedicated
0.18 Ac.
Along Constellation Drive (Tract B)
7,680 s.f.
Common Open Space/ Landscaped Area:
2.91 Ac. 46.41% 35.69%
Density:
5.26 D.U./ Ac.
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LAND USE SUMMARY
Fort Collins Good Samaritan Village April 5, 1999
The following Land Use Data relates to the Phase 1 site area to be developed:
Existing Zoning: M-M-N
Modification of Standard — Planning & Zoning Approvals: April 2, 1998
Section 4.5 [D] [ 1 ] [a] - Minimum Residential Density
of a Phase
Section 4.5[E][1][b] - Block Types and Standards
Overall Development Plan Planning & Zoning Approval: April 2, 1998
Overall Site Area:
13.89 Ac.
604,932 s.f.
Area
Land Use
Desienation
Description
Site Area
% Total Site
A
Existing Long Term Care
0.92 Ac.
6.6
B
Existing Residential
1.80 Ac.
13.0
(includes parking):
D
Future Multi -Family Development
2.34 Ac.
16.8
F
Future Accessory Use
0.14 Ac.
1.0
G
Future Accessory Use
0.13 Ac.
1.0
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Future Long Term Care
0.40 Ac.
2.9
Total Existing and Future Development Area:
5.73 Ac.
41.3
Phase 1 Area
C Duplex/ Triplex Development
6.54 Ac.
47.1
E Therapy Center
0.31 Ac.
2.2
(includes parking):
H Maintenance & Service Area:
0.91 Ac.
6.6
(includes parking):
J Civic Space: (Neighborhood Park)
0.59 Ac.
4.2
Total Phase 1 Development Area:
8.16 Ac.
58.7
Overall Site Area:
13.89 Ac.
100.0
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TABLE OF CONTENTS
Fort Collins Good Samaritan Village April 5, 1999
This document is a supplement to the submittal dated December 31, 1998. The following documents are
intended to update those found in the previous submittal :
Tableof Contents..........................................................................................................................................1
RevisedLand Use Summary ......................................................................................................................... 2
Revised Land Use Data By Phase 1 Development Area............................................................................... 3
rRevised Project Development Plan Development Schedule......................................................................... 5
Response to City Staff Comments..............................................................................................................,.6
Attachments................................................................................................................................................ 14
Memorandum from Matt Delich
Letter from Administrator of Fort Collins Good Samaritan Village
Draft of Drainage Easement
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April 5, 1999
Supplement to December 31, 1998 Submittal
1
i Phase 1
Project Development Plan
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Fort Collins
Good Samaritan Village
508 W. Trilby Road
Fort Collins, Colorado 80525
970-226-4909
Prepared by:
Landmark
' Planners Engineers Architects
3521 West Eisenhower Blvd.
Loveland, Colorado 80537
970-667-6286
Project No. FTCG 6G8B04 216
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