HomeMy WebLinkAboutREGISTRY RIDGE PUD, 2ND FILING - PRELIMINARY - 32-95D - CORRESPONDENCE - (3)City of Fort Collins
Water Conservation Standards for
LANDSCAPING and IRRIGATION SYSTEMS
General Information
7/96
What are the water conservation standards?
There are two separate standards for water conservation: (1) Landscaping and
(2) Irrigation Systems..The standards for Landscaping promote the installation of
landscapes that require less water. The standards for Irrigation Systems ensure irrigation '
systems are designed to apply water efficiently to meet the needs of the landscape.
What projects are subject to the standards?
All projects within the city limits that are required to submit a landscape plan to the City
as part of the development review process. In general, this includes all commercial,
industrial, institutional, and multi -family projects. Duplexes are also included when they
are part of a planned unit development. The standards apply to common areas of single-
family developments, but do not apply to single-family residential lots.
What do I have to do to comply with the Landscaping standards?
Submit a landscape plan as part of the development review process. The plan must meet
the requirements in the document, Landscaping Standards for Water Conservation before
the development plan is approved.
What do I have to do to comply with the Irrigation System standards?
Submit an irrigation plan as part of the construction permit review process. The plan must
meet the requirements spelled out in the document, Irrigation System Standards for
Water Conservation. The City will review the plan, and then inspect the system after
installation. The irrigation plan and system inspection must be approved by the City
before a certificate of occupancy is issued. If construction of the irrigation system is
delayed until after construction is completed, a certificate of occupancy can be issued
only with an acceptable bond deposited with the City.
How strict are the standards?
The standards most important to water conservation are mandatory requirements,
identified with the word shall. Other standards are more flexible, they use the phrases
should or to the extent practical. These are enforced on a case -by -case basis.
Where do I get more information?
Call the Water Utilities at 221-6681.
City of Fort Collins
LANDSCAPING STANDARDS
for Water Conservation,,
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 Bluestein, Sideoats Grama, Smooth Brome, Crested
Wheatgrass or Western Wheatgrass can be good choices. For more information about these
grasses, call the CSU'Department of Horticulture at 491-7019.
City of Fort Collins
IRRIGATION SYSTEM STANDARDS
for Water Conservation
Irrigation Plan
10194
If areas of planting are extensive, the installation of an underground irrigation system shall be
required and an irrigation plan shall be submitted to and approved by the City, prior to the .
issuance of a final certificate of occupancy. If no building permit is required, the plan is due
prior to commencing construction. If the water requirements of the plants are low enough to be
met with natural precipitation, and if a means.of temporary irrigation is available to establish
the plants, the City may waive the requirement for an underground irrigation system. When
required, the irrigation plan shall be accurate and clear, drawn to the same scale as the
associated landscape plan, and include the following:
a. an annual Water Use Chart that includes: the square footage of irrigation zones,
lateral precipitation rates (inches/hour), and seasonal water use and cost. The seasonal
water use data shall reflect the water requirements of the plants identified in the -
landscape plan associated with the irrigation plan. The irrigation plan shall reference
the specific landscape plan, with its date and the designer's name. (See Attachment B)
b. a general note stating the point -of -connection design pressure and the peak flow. For
example, the system design assumes a minimum dynamic pressure for the irrigation
system of 75 psi at a maximum discharge of 50 gpm at the 1-112-inch tap and point -
of -connection. The irrigation contractor shall verb 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.
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)
A. On steep grades, an irrigation method with a lower precipitation rate shall be used, in order to ry
minimize runoff. If practical, these areas shall be zoned separately.
5. When practical, areas with significantly different solar exposures shall be zoned separately.
6. Different types of irrigation equipment (drip, micro -spray, spray, rotary, etc.) shall not be
combined on the same zone. Only drip and micro -spray equipment may be on the same zone.
7. As much as practical, the irrigation method shall be selected to correlate with the plant density.
For example, drip irrigation or bubblers should be used for sparsely -planted trees and shrubs,
and sprinklers should be used for turfgrass.
8. The type of sprinkler and associated nozzles should be selected to correlate with the size and
geometry of the zone being irrigated. For example, pop-up spray sprinklers should be used for
smaller and more chopped up areas. As a rule of thumb, sprinklers should'be spaced no closer
than 75% of the maximum radius of throw for the given sprinkler and nozzle.
Equipment selection
9. A master valve should be installed on all irrigation systems with a tap of 2 inches or larger.
10. For irrigation systems that are on a combined -use tap, with a water meter installed further
upstream to measure total water use, the installation of an irrigation -only submeter should be
considered. This submeter would enable the owner and landscape maintenance contractor to
more easily determine water use for irrigation, and would not be used for billing purposes. The
cost of installation and maintenance of the submeter shall be borne by the owner of the
property, and not by the City. All such submeters shall be installed in accordance with the
specifications established by the City of Fort Collins Water Utilities.
11. The irrigation controller shall have a minimum of the following capabilities:
a. multiple program
b. percent watering
c. multiple starts per day
d. enough stations to prevent the necessity of combining zones on a single station that
have dissimilar water requirements or precipitation rates, or exceed the hydraulic
limitations of the tap
12. Sprinklers and nozzles shall meet the following requirements:
a. spray sprinklers in turf areas shall have a minimum 3-1/2 inch pop-up riser height.
b. coverage arcs and radius of throw shall be selected and adjusted to water only
vegetated areas and minimize overspray onto hard -surfaces, buildings, fences, etc.
c. sprinklers, bubblers, or emitters on a zone shall be of the same manufacturer. Spray
sprinklers on a zone shall have matched precipitation nozzles. Nozzles for rotary
sprinklers on a zone shall approximate a uniform precipitation rate.
d. check valves shall be used on all low-lying sprinklers with 3 feet or more of lateral
pipe head against them, and on all sprinklers along sidewalks.
13. A pressure reducing valve shall be installed on the mainline, or as a feature of the remote
control valves, if it is anticipated that the operating pressure at any spray sprinkler, minus the
maximum recommended pressure for that particular sprinkler, is equal to 20 psi or more.
14. A rain sensor shall be installed with each irrigation system, in order to interrupt irrigation in the
event of a significant rainfall.
15. When drip irrigation is used, emitter discharges within any single zone shall not vary by more
than 5%. If necessary because of long runs and/or elevation changes, pressure -compensating
emitters shall be used.
16. Remote control valves shall have flow control stems.,
Sprinkler spacing
For both cases below, the radius of throw is defined as the value shown in the manufacturer's
specifications for the specific design operating pressure for the sprinkler.
17. With a square pattern layout, sprinklers shall be spaced no further apart than 1.0 times the
manufacturer's published radius of throw.
18. With a triangular spacing layout, sprinklers shall be spaced no further apart than 1.1 times the
manufacturer's published radius of throw.
Hydraulic considerations
19. Where Kentucky Bluegrass and/or Perennial Ryegrass is used for turfgrass, the tap size shall be
sufficiently sized to deliver 0.25 inches of irrigation water over the turfgrass area within an 8-
hour period. Where Turf -type Tall Fescue is used, the tap size shall be sufficiently sized to
deliver 0.20 inches of irrigation water over the turfgrass area within an 8-hour period. For
special circumstances, the City may allow exceptions to this standard. (See Attachment 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.
ATTACHMENT A
A Guide to Landscape Water -requirement Categories
Potential landscape water -requirement categories; including some of the plants.
Categories are based on inches of supplemental water necessary per watering season.
TURFGRASS
High Water Use: 24"/season Kentucky Bluegrass, Perennial Ryegrass
Moderate Water Use: 16"/season Turf -type Tall Fescue
Low Water Use: 5"/season Buffalograss, Blue Grama
PLANTINGS
High Water Use: 20"/season
Trees Birch, Cottonwood, Fir, nonnative Maple, Willow
Shrubs Hydrangea, Quince, Willow, Yew
Perennials Cardinal Flower, Fern, Foxglove, Hosta, Meadow Rue
Moderate Water Use: 14"/season ,
Trees Aspen, Austrian Pine, Blue Spruce, Crabapple, Mountain Ash, Honeylocust,
Linden, English or Red or White Oak, Redbud, Tatarian Maple
Shrubs Cranberry Viburnum, Winged Euonymus, Honeysuckle, Lilacs, Potentilla
Perennials Ajuga, Bishop's Weed, Bleeding Heart, Bugleweed, Hardy Chrysanthemum,
Columbine, Coral Bells, Iris, Lupine, Peony, Periwinkle, Shasta Daisy
Low Water Use: 8"/season
Trees Bigtooth or Rocky Mountain Maple, Bristlecone or Ponderosa Pine, Golden
Raintree, Green Ash, Kentucky Coffeetree, Rocky Mountain Juniper, Russian
Hawthorne, Western Catalpa, Western Hackberry
Shrubs American Plum, Bluemist Spirea,.Spreading Cotoneasters, Golden Currant, Grape
Holly, Littleleaf Mockorange, Mugho Pine, Potentilla, Shrub Rose, Siberian
Peashrub
Perennials Basket -of -Gold, Coreopsis, Candytuft, Daylilies, Dianthus, Harebell, Himalayan
Border Jewel, Lamb's Ear, Perennial Statice, Primrose, Sweet Woodruff
Very Low Water Use: 4"/season
Trees Amur Chokecherry, Bur Oak, Canyon Maple, Pinyon Pine
Shrubs Apache Plume, Buffaloberry, Junipers, Mexican Cliffrose, Mountain Mahogany,
New Mexican Privet, Rabbitbrush, Russian Sage, Sand Cherry, Saskatoon
Serviceberry, Three -leaf Sumac, Yucca
Perennials Blue Flax, Cacti, Gaillardia, Gayfeather, Hardy Ice Plant, Poppy Mallow, Prairie
or Purple Coneflower, Pussytoes, Penstemon, Sedum, Snow -in -Summer, Sulfur
Flower, Woolly Thyme, Yarrow
NON -PLANT AREAS
Non -irrigated areas without plants; including walks or patios, but not parking lots or driveways.
ATTACHMENT 6
Instructions for completing an Annual Water Use Chart
1. Use the Water Use Chart below, including notes, as an example of what the City of Fort Collins requires to be
included on an irrigation plan.
2. The discharge figures for each lateral can be calculated by summing the appropriate discharge values in the
manufacturer's catalogs for the specified sprinklers, bubblers or drip emitters.
3. Irrigated areas for each lateral can be calculated using a scale and/or planimeter. This should be a "best
estimate," splitting areas between zones as necessary. For drip irrigation, the irrigated area should approximate
the area actually wetted by the emitters. As a general guideline, you can use one square foot for each perennial,
four square feet for each shrub and twelve square feet for each tree.
4. To calculate precipitation rate (inches per hour), multiply the discharge (gallons per minute) times the
conversion factor of 96.26, and then divide by the irrigated area (square feet).
5. The average annual depth of irrigation can be determined by referring to Attachment A.
6. The annual volume of water (gallons) can be determined by multiplying the irrigated area (square feet) by the
average annual depth of irrigation (inches), and then dividing by the conversion factor 1.6.
7. The annual cost for the water is determined by multiplying the volume of water by. the applicable water rate. It
is the responsibility of the irrigation designer to find out which water district serves the project, and to make
sure the current water rate is used in the calculation. The water districts are: City of Fort Collins, 221-6681;
ELCO, 493-2044; and Fort Collins -Loveland, 226-3104.
ANNUAL WATER USE CHART (an example)
Notes:
1. This table assumes the City of Fort Collins 1996 water rate of $1.08 per 1,000 gallons.
2. The water use data corresponds with the June 3, 1996 landscape plan by Acme Landscaping.
ATTACHMENT C
Tap Size vs. Maximum Irrigated Turfgrass Area
`raxitt�rls>fli$'`rs
iltliilrt#ltiri
Tall
i;<';'"<
....................
3/4"
10
30,800
0.71
38,500
0.88
1"
25
77,000
1.77
96,000
2.20
1-1/2"
50
154,000
3.54
192,500
4.42
2"
80
246,500
5.66
308,000
. 7.07
3"
160
493,000
11.32
616,000
f 14.14
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.
Maximum Flow (GPM)
:::::..:..............:....::::::.:..:.::::.::.::::.:::::.:.:::::.:::::.:.
....l?k
::>::>:::<:>::::::::::::.13.:::...:.Yls.:::::.::::::.:::.::.::.:.:.::.:::::::.:.:::::.:::::.::.:..:::..:::.:.:::.:.....:.....................................................................................
.�....................................................:..............................................:.:::::::.:::::::::.::::::.:::.::::::::::::::::.:.:::.:::::::::::::
.
�:i�::::i::::�::i:::
.:�:
PVC Class 160
17
29
38
59
86
128
211
Mainline
PVC Class 200
17
28
36
57
83
123
203
Pipe
PVC Sch. 40
13
23
32
52
75
115
199
Polyethylene
20
35
48
--
--
--
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.
N
ATTACHMENT b
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
tomost remote sprinkler - psi
g. Elevation change from point -of -connection to most remote
sprinkler (0.43 psi per foot of elevation):
pressure loss - psi
or
pressure gain + psi
h. Miscellaneous losses through other valves, strainers, etc.
(in some cases this will not be applicable) - psi
i. Total possible pressure loss (add b through h) - psi
i. Remaining pressure (subtract i from a) psi
j. Minimum pressure required at sprinkler psi
k. Difference (Subtract j from i. If the value is negative,
a booster pump may be needed. If the value is more than
+15 psi, pressure reduction may be necessary for this
zone, and/or other zones.) psi
ti
I-XV of Fort Collins
DATE:
TO:
FROM:
Comm ity Planning and Ens 'Myrna Ja " ;on Hansen
Natural Resources Department Air Quality Supervisor
Environmental Health Division "
Larimer County Health Department
1525 Blue Spruce Drive'
Fort Collins, Colorado 80524
i . Phone: (970) 498-6789 ' LARIMER;
Fax: '(970) 498-6772 COUNTY
i
October 10, 1995
Land developer
Natural Resources staff
SUBJECT: Control of dust from land development
When dust blows from disturbed ground during the development process, it can cause a significant
air pollution problem. The enclosed information describes dust -control regulations of the State
of Colorado that are administered by Larimer County. As an applicant for a permit to
develop land in Fort Collins, you are required to comply with these requirements.
In general, you are required to use dust control measures to prevent off -property transport, if your
project will clear more than 5 acres of ground. If the project exceeds 25 acres or six months
duration, then you are also required to apply for an air pollution permit and file a fugitive dust
control plan with the Larimer County Department of Health and Environment.
The key to controlling dust is to plan ahead. It is much easier to prevent off -property transport of
dust through advanced planning than to correct a dust problem in the midst of the construction
process. The City encourages you to prepare and follow a fugitive dust control plan, regardless of
the size of your project.
281 N. College Ave. • P.O. Box 580 9 Fort Collins, CO 80522-0580 • (970) 221-6600 • FAX (970) 221-6378
Committed To Your Health
LARIMER COUNTY DEPARTMENT OF HEALTH AND ENVIRONMENT
Adrienne LeBailly, MD, MPH, Director
July 26, 1995
From: Myrna Jamison Hansen
Larimer County Department of Health and Environment
Re: Dust Control regulations pertaining to land development
Dear Applicant,
BOARD OF HEALTH
Sidney M. Waldrop, MS, Fort Collins
President
Alice Hallberg, RN, Estes Park
Vice President
Kent N. Campbell, JD, Fort Collins
Kenneth W. Curtis, Jr., MD, MPH, Red Feather Lakes
Pamela Howard, Loveland
1525 Blue Spruce Drive
Fort Collins, Colorado 80524-2004
General Health (970) 498.6700
Environmental Health (970) 498.6775
FAX (970) 498-6772
Under Colorado's air quality laws (5 CCR 1001-1, et Le , certain dust control requirements apply to
land construction activities and land development. These requirements are outlined below.
1. Any one who clears land greater than 5 acres in Larimer County is required to minimize dust emission using
all available and practical methods which are technologically feasible and economically reasonable. Examples
of such measures are included in this information letter.
2. If land development creates less than a 25 acre contiguous disturbance and does not exceed 6 months in
duration, no Air Pollutant Emissions Notice (APEN) or permit is required. (This does not include mining
operations or disturbance of contaminated soil). The State defines the development phase as the period of time
that it possible for wind blown dust emissions.
If the development disturbs more than 25 acres of land or it exceed 6 months in duration, then the responsible
party (usually the owner of the project) is required to apply for an emission permit from the Colorado
Department of Public Health and Environment, Air Pollution Control Division, and submit a Fugitive Dust
Control Plan prior to any land disturbance on the property. Control measures the Division will probably require
are listed on the back of this page.
3. Regardless of the size of the development, if no dust control measures are taken and it is determined that
the property is creating a nuisance, then a Fugitive Dust Control Plan will be required for the site. The
requirements of Regulation 1, Section III.D. will have to be met. (20% opacity and no off property transport
of dust)
Violations that result in enforcement action are liable for maximum fines of up to $15,000 per day of violation.
If you have any questions or need an application form, please contact Myrna Hansen at 498-6789.
John Clarke
District I
BOARD OF COUNTY COMMISSIONERS
Janet Duvall
District II
Jim Disney
District III
FUGITIVE DUST CONTROL MEASURES
The following dust control measures are likely to be required by the State Health Department
in Fugitive Dust Control Plans.
1. All unpaved roads and all other disturbed surface areas on site shall be watered as necessary
to prevent fugitive particulate emissions from being visibly transported off property.
2. Vehicle speeds are restricted to a certain mph, usually 20 or 30 mph. Speed limit signs must
be posted.
3. Soil compaction on a daily basis to within 90% of maximum compaction.
4. Snow fencing installed on property borders that are adjacent to developed areas.
5. Daily clean up of mud and dirt carry out onto paved surface areas. Mud and dirt carry out
on to paved surfaces must be prevented.
7. No earthwork activities shall be preformed when the wind speed exceeds 30 miles per hour.
Other types of controls are listed below,
1. Temporary seeding, mulching, berms to prevent off property transport of visible emissions.
2. Gravel entry ways to prevent mud and dirt carry out.
3. Furrows at right angle to prevailing winds.
4. Phasing construction in order to minimize the area of disturbed soil.
5. Application of a chemical stabilizer.
6. Paving that would occur at the completion of the project.
7. Cover or do not overfill trucks with material being hauled in or taken off site.
This does not preclude any other types of dust control being submitted to the Division for
approval.
LAND DEVELOPMENT
Air Pollutant Emission Notice -and -Application for Emission Permit
la *=fionr. .l) Complde one form for cod* prated
2) For asslsdanm or haformaBoa cnU the Dbidox at (303) 692 3150
3) ladade a phgtdre Duo Con&d plan for du project
4) HHshe fiv tr and $100.00fl zfeer (cheats to be made payable to Colorado Deparbwent
Colorado Department of Health
Air Pollution Control Division
APCD-SS-Bl
4300 Cherry Creek Drive South
DENVER CO 80222-1530
1. Permit to be issued to:
2. MailingAddress:
3. Contact Person:
4. Pro'ect Address:
(Atta map locating the project ana nearbystreets)
5.
6.
7.
8.
County: Section: Township:
Total Acreage of land in project:
Telephone;
Range:
Estimated date earthmoving will - Commence: Stop:
Number of acres subject to earthmoving -
Maximum, Daily:,
Total:
Acres of roads or parking lots to be paved:
9. Date paving will be completed:
10. Work Schedule - Hours/day: Days/Month: Months/year:
11. Estimated time to complete entire project (includes buildings)
12. Estimated scraper hours:
13. Brief description of how the project -development will occur:
14. Signature of legally authorized person:
Name: Title:
FUGITIVE DUST CONTROL PLAN FOR LAND DEVELOPMENT
Regulation No. 1 requires that a fugitive dust control plan be submitted by applicants whose
source/activity results in fugitive dust emissions. The control plan must enable the source to
minimize emissions for fugitive dust to a level that is technologically feasible and
economically reasonable. If the control plan is not adequate in minimizing emissions a
revised control plan may be required. The control plan (if acceptable to the Division) will
be used for enforcement purposes on the source(s).
Please check the dust control measures which you propose for your activity. The control
measures checked will be enforced by the Division. Use separate sheets if more space is
needed. Also note items with an asterisk (*). This indicates those measures which will
probably be required.
I. Control of unpaved roads on site
* ❑ A. Watering
1. Typical watering frequency:
2. Maintain
times/day; or
soil moisture content (specify percentage).
El B. Application of chemical stabilizer
1. Frequency of application
2. Type of stabilizer
0 C. Paving: When
(Attach schedule showing when paving would occur.)
Where
* ❑ D. Vehicle speed control
1. Speeds limited to mph maximum.
Speed limit signs must be posted.
(Generally 30 mph is a maximum approvable speed on site.)
❑ E. Road carpet: Type
El F. Other (explain):
II. Control of disturbed surface areas
* El A. Watering
1. Typical watering frequency
2. Maintain
times/day; or
soil moisture content.
El B. Application of chemical stabilizer
1. Frequency of application
2. Type of stabilizer
C. Vehicle speed control
1. Speeds limited to mph maximum.
D. Minimize disturbed area -- attach detailed development schedule (with
map).
E. Revegetation -- attach detailed schedule with map (can combine with D
above).
I. Seeding of (annual/perennial) plants (with/without) mulch.
(Circle appropriate choices.)
El 2. Landscaping
El F. Furrows at right angles to the prevailing wind.
Depth of furrows inches (6" or greater needed).
�k G. Compaction of disturbed soil on'a daily basis to within 90% of maximum
compaction (as determined by Proctor Test).
❑ 1- Foundation areas only; or
El 2. All disturbed soil.
�k H. Wind breaks (generally required if adjacent to developed areas and must
be in place prior to over -lotting).
1. Type
11 a. Solid material (i.e., brick, cement, wood)
El b. Mesh wind screens (state mesh size):
c. Snow fence or other fence (specify)
11
d. Berms: Height ft.
11 e. Vegetation: Type
Initial height I ft. Spacing ft.
11 f. Other
2. Description -- Show location, prevailing wind, nearby developed
areas.
❑ I. Synthetic or natural cover for steep slopes.
1. Type (netting, mulching, etc.)
2. Location (show on map)
* III. Prevention of mud and dirt carry -out onto paved surfaces.
El A. Prevention (i.e., gravel entry ways, washing vehicle wheels, cover or do
not overfill trucks)
El B. Cleanup of paved area
1. Frequency (generally daily)
2. Method (i.e, street sweeper, hose with water, etc.)
IV. Other (describe in detail)
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: March 28, 1997 DEPT: Engineering
PROJECT: #32-95 Registry Ridge P.U.D. - Preliminary
(LDGS)
PLANNER: Mike Ludwig
All comments must be received by: Wednesday, April 23, 1997
REGISTRY RIDGE P.U.D. - GENERAL COMMENTS:
Sheet 1 of 7: Cover Sheet
Modify a few of the general notes.
Add the notes which are attached to the redlined plans.
Include the project bench marks (2) from the "Black Bolt Survey" book.
Sheet 1 of 2: Final Plat
• Provide either a match line or make sure that the site is on one page instead of splitting it
up.
• Label the adjoining properties.
• Show R.O.W. dimensions on all of the public streets.
• Need to show 2 ties to the section corners.
Comments are continued on the next page ow
Date: N- 2s- 9-7 Signature
CHECK IF YOU WISH TO RECEIVE ® PLAT
COPIES OF REVISIONS ® SITE
® LANDSCAPE
UTILITY
Comments continued from the previous page...
Sheet 2 of 2: Final Plat
• Provide either a match line or make sure that the site is on one page instead of splitting it
UP.
• Label the adjoining properties.
• Show R.O.W. dimensions on all of the public streets.
• Need to show 2 ties to the section corners.
• Missing a few of the bearings.
Sheet 2 of 7: Preliminary Overall Utility Plan
• Show the other side of Bon Homme Richard Drive with all of the accesses.
• The nose of the medians at the entrances need to be a minimum of 20' back from the
flowline of the intersecting street. This is stated in the current street standards.
• You need to provide handicap access ramps at all of the pedestrian crossings.
• The handicap access ramps and pedestrian crossings around the traffic circle need to be
out of the travel lanes.
• Make sure that the travel lanes of the accesses to the site align with the travel lanes of the
streets directly across from them.
• Provide a sidewalk in the traffic circle median.
• Need to see a design of the traffic circle and how it is going to function. Take into
consideration the site distances.
• Provide a connection on the north side of the property off of Truxtun Drive and align it
with the street shown to the north. See plans for the approximate location.
• The detached sidewalks need to meet the standards when approaching an intersection.
• I'm concerned with the design of the gas station. It appears that the entrance is too small
for a semi -truck to get in and out effectively. Please provide more information and prove
that this will work.
Sheet 3 of 7: Preliminary Overall Utility Plan
• Show the other side of Bon Homme Richard Drive with all of the accesses.
• The nose of the medians at the entrances need to be a minimum of 20' back from the
flowline of the intersecting street. This is stated in the current street standards.
• You need to provide handicap access ramps at all of the pedestrian crossings.
• The handicap access ramps and pedestrian crossings around the traffic circle need to be
out of the travel lanes.
• Make sure that the travel lanes of the accesses to the site align with the travel lanes of the
streets directly across from them.
• Provide a sidewalk in the traffic circle median.
Comments continued on the next page or
Comments continued from the previous page...
• The detached sidewalks need to meet the standards when approaching an intersection.
Sheet 4 of 7: Preliminary Grading and Erosion Control Plan
• For the off site grading, you will need to acquire construction easements, for the grading.
• Show the existing grade contours and how the proposed contours tie-in.
Sheet 5 of 7: Preliminary Grading and Erosion Control Plan
• For the off site grading, you will need to acquire construction easements, for the grading.
OTHER ISSUES:
• Refer to the redlined plans for additional comments.
• Please prrovide a sheet identifying all of the details used in the plan set.
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: March 28, 1997 DEPT:. Stormwater
PROJECT: #32-95 Registry Ridge P.U.D. - Preliminary
(LDGS)
PLANNER: Mike Ludwig
All comments must be received by: Wednesday, April 23, 1997.
The following comments must be addressed for the project to be considered for a Preliminary Planning
and Zoning Hearing.
1. More information is needed on how the proposed site complies with the Overall Registry Ridge Master
Plan. Please discuss the assumptions made for the overall model compared to the proposed site
conditions. It appears that the site has a higher percent imperviousness than what was originally assumed
for Basin 403. Please update the overall model to reflect the proposed conditions of the 2nd Filing. The
basin delineations appear to have also changed
RESPONSE:
2. It appears that the proposed grading for pond 603 has changed from the First Filing plans. Please
provide revised rating calculations and update the model to reflect the revised grading of Pond 603.
RESPONSE:
3. The report states that the proposed floodplain delineation on the plans reflects the proposed grading of
Pond 603. This floodplain delineation is not shown on the plans. Please show the revised floodplain
limits on the preliminary plans.
RESPONSE:
Date: -/ — - c-, -,7 Signature
CHECK IF YOU WISH TO RECEIVE
COPIES OF REVISIONS
(C' Tim elvrii�c1-4
❑ PLAT M"hp Lvdk' I)
❑ SITE Noel eC'-n tF'n 9 n�P�ifti
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LANDSCAPE
0 UTILITY
4. Please show existing contours on the preliminary grading plan. All proposed grading should be shown
to tie in with existing contours.
RESPONSE:
5. Letters of intent are needed to grant drainage easements for swale 603 and pond 603.
RESPONSE:
Please refer to the redlined plans and report for additional review comments.
This concludes the Staff comments at this time. Additional comments may be forthcoming
as the various departments and reviewing agencies continue to review this request.
As you are aware, the City 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 contact me at 221-6206 if you have any questions or concerns related to these
comments. I would like to schedule a meeting with you as soon as possible, if necessary,
to discuss these comments.
Sincerely,
Michael Ludwig
Project Planner
xc: Sheri Wamhoff
Stormwater Utility
file/Project Planner
��g. Please submit a lighting plan so that staff may determine whether All -
Development Criteria A-2.15 "Site Lighting" is being satisfied.
h. Please submit a Hazardous Material Impact Analysis for the C-store (gas
pumps) so that staff may determine whether All -Development Criteria A-2.18
"Hazardous Materials" is being satisfied.
POINT CHARTS:
Staff raises the following questions related to the Neighborhood
Convenience Shopping Center Point Chart:
If the multi -family and commercial portions are separated into
separate PUD's no points may be awarded for "mixed use" on the
Neighborhood Convenience Shopping Center Point Chart.
ii. Will the commercial component be three acres or more in size?
iii. What existing or approved neighborhood shopping center, office or
industrial park, or a multi -family development is the commercial
component a part of?
Staff raises the following questions related to the Residential Uses Point
Chart:
In order to claim 10 points for criterion '`t'#''., at least 20% of the PUD
must be devoted to recreational use. Based upon the information
submitted, less than 2% of the PUD is devoted to recreational use.
This would entitle the applicant to claim 1 point.
ii. 160 points are claimed for criterion "o". However, Parcel N is not off -
site open space as it is a part of the Registry Ridge ODP. In addition,
isn't the City purchasing the 32 acres?
iii. Only five points will be awarded for criterion "w".
iv. The variance request which was submitted needs a significant
amount of work as the PUD fails to achieve 40 base points and may
fail to achieve the minimum 100 points for an overall density of 10 or
more dwelling units per acre.
OTHER:
k. A redlined plan set is attached with numerous comments. Please return this
redlined set with plan revisions.
17. The Current Planning Department offers the following comments:
ALL DEVELOPMENT CRITERIA:
a. All -Development Criteria A-1.1 requires 65% of the single-family and two-
family lots to conform to the definition of a "solar oriented lot". As stated in
the submittal only 54% of the lots are solar oriented. Please either revise the
site plan to meet All -Development Criteria A-1.1 or submit a request for a
variance to this requirement.
Ob
It appears that the proposed layout of the duplex and multi -family buildings
and commercial uses may not satisfy All -Development Criteria A-2.2
"Building Placement and Orientation". It appears that the backs and sides
of numerous buildings are oriented towards public streets without providing
much visual interest along the public streets through architectural detail,
landscaping, berming or a combination of the above.
c. All -Development Criteria A-2.4 "Vehicular Circulation and Parking" asks: "Is
the street and parking system designed to be safe, efficient, convenient and
attractive?". The proposed circulation system for the duplex, multifamily and
commercial parcel appears jumbled. How would an emergency vehicle
maneuver through the site. The circulation system between the C-store,
retail and residential uses appears to have numerous conflicts. How many
bedrooms are there per dwelling unit? Please provide information related to
parking needs on the site plan.
(d. All -Development Criteria A-2.5 "Emergency Access" asks: "Does the project
provide adequate access for emergency vehicles and for those persons
rendering fire protection and emergency services. It appears that a fire truck
may have difficulty maneuvering through the site. Please verify that the
minimum turning radii are provided.
It appears that the proposed pedestrian circulation throughout the site needs
work. More direct pedestrian connections are needed. There are numerous
vehicle/pedestrian conflict areas. How does a person get from the C-store
to the retail uses? How does a person get from the residential areas to the
C-store and retail uses? Raised and/or patterned pedestrian cross walks
should be provided. Please refer to All -Development Criteria A-2.6
"Pedestrian Circulation".
f. The proposed landscape plan(s) are deficient. The backs of buildings and
drive aisles facing Shields Street must be screened. Some areas on Sheet
4 of 6 have one tree per 6-plex. The typical foundation planting plan on
Sheet 6 of 6 has no legend to distinguish trees from shrubs, etc. Please
refer to All -Development Criteria A-2.13 "Landscape".
P b. Telephone facilities generally occupy rear lot utility easements, which must
be located on terrain which permits trenching operations.
C. The developer is responsible for provision of all trench and conduit for
telephone facilities, including street crossings and ditch crossings, within the
project, and the developer contracts with U S WEST for facilities within the
development.
U S WEST SUGGESTS THAT ALL AREAS OUTSIDE THE BUILDING
ENVELOPES IN TRACTS A (RESIDENTIAL AND COMMERCIAL), B, AND
D BE DESCRIBED AS A UTILITY EASEMENTS.
L e. Any relocation of existing telephone facilities required by these plans will be
paid for by the developer.
9. The Mapping Department stated that there are inconsistent bearings in the legal
description (S 890 41' 59" E) and on the Plat (N 890 47' 46" W).
10. The Park Planning Department offers the following comments:
a. Both neighborhood and community park land fees will be assessed on each
dwelling unit.
b. What is the status of the neighborhood park in this square mile and on the
proposed school?
11. The Pavement Engineering Department stated that any improvements to Bon
Homme Richard Drive or other public streets must be addressed in the final soils
report submittal (i.e. boring logs, soils tests, etc.).
12. Public Service Company stated that the easements as proposed do not allow for
the extension of natural gas into this project.
,VB. The Natural Resources Department stated that information from the Larimer
County Department of Health and Environment regarding dust control during
construction is attached.
14. Comments from the Engineering Department are attached.
15. Comments from the Stormwater Utility are attached.
16. Comments from the Advance Planning Department are attached.
ULIJ Buildings which exceed 5000 square feet in area must be equipped with an
utomatic fire suppression system or be compartmentalized by fire resistive
construction as required by Section 3802, Uniform Building Code as
amended by the City of Fort Collins.
/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 amendments), whichever applies to
each building.
mod. Buildings 1-13 are shown on the plat as single-family dwellings on individual
lots. Section 504 of the 1991 edition of the Uniform Building Code as
adopted by the City of Fort Collins requires that exterior walls of one- and
two-family dwellings located closer than 3 feet from a property line be of one -
hour fire -resistive construction. No openings are allowed in such exterior
walls. A parapet extending 30-inches above the roof surface is required
unless the structure complies with the exceptions to UBC Section 1710.
Projections, such as cornices, eave overhangs or exterior balconies shall not
extend over the property line and must comply with UBC Sections 1710 and
504. Though not administered at the municipal level, the requirements of
State and Federal civil rights legislation (Fair Housing Acts) may apply to the
project.
e. Buildings A-F are eight unit apartment buildings. 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 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.
7. Traffic Operations has noted their comments on the Utility Plans.
8. U S WEST offers the following comments:
Review of these plans should not be construed as a commitment that
telephone facilities sufficient to serve this project are presently available.
U S WEST will provide telephone service in accordance with the rates and
tariffs on file with the Colorado Public Utilities Commission.
C. The review of the drawing set was not completed due to the lack of adequate
and appropriate information. The Districts will require another review.
4. The Poudre Fire Authority stated that commercial buildings that exceed 5,000
square feet must be fire contained or fire sprinklered.
5. The Zoning Department offers the following comments:
The applicant may want to consider showing building envelopes and setback
requirements rather than building footprints for the duplex housing and multi-
family units.
The drive-thru for the C-store/car-wash must be heavily screened with
landscaping.
CThere appears to be significant conflict cause by the proposed vehicular
circulation pattern. Access drives to the C-store, retail, and residential all
seem to converge at the C-store.
,,�`,*d. The gas pump canopy and retail parking lot lighting needs to be reduced due
to its proximity to the proposed residential buildings.
19r.1 The "on -site landscaping" referenced in Notes #5 and #8 will include street
trees/vegetation in the right-of-way as part of the C.O. requirement.
Please show building envelope dimensions and distances to the nearest lot
line.
r� Bike racks are required at the retail buildings and C-store.
` U The square footages of Tracts A and B need to be indicated on the Plat.
The Building Inspections Department offers the following comments:
e: The site shall be accessible to persons with disabilities in accordance with
Uniform Building Code Section 3103 and UBC Appendix Section 3106.
Provide a continuous, unobstructed, 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 not 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. Each lot and phase must comply with the requirements for
accessible parking.
Community Planning and Environmental Services �I�Nt�11N61
Current Planning
City of Fort Collins
April 30, 1997
Cathy Mathis
V-F Ripley Associates
1113 Stoney Hill Drive
Fort Collins, CO 80525
Dear Cathy,
Staff has reviewed your documents for the Registry Ridge PUD, 2nd Filing, Preliminary
that were submitted on March 27, 1997, and would like to offer the following comments:
The Water Conservation Specialist offers the following comments:
VIgW, 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.).
l
A copy of the City's Water Conservation Standards for Landscaping and
Irrigation Systems is attached.
2. The Light and Power Utility offers the following comments:
a. Light and Power will need meter locations for the paired housing and multi-
family parcels.
b. The applicant will need to coordinate transformer locations and
tree/streetlight separation with Light and Power.
3. The Fort Collins/Loveland Water District and the South Fort Collins Sanitation
District offer the following comments:
Ca. All facilities that are not located within the public R.O.W. will require
easements on the District's standard easement form.
C, b. All issues identified on previous correspondence are to be addressed.
Hydraulic master plans for the water and sanitary sewer must be submitted
and approved by the Districts.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020