HomeMy WebLinkAboutWATERFIELD PUD - PRELIMINARY - 7-95B - CORRESPONDENCE - STAFF'S PROJECT COMMENTS�-VEa
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February 4, 1997
Mr. Mike Ludwig
Planning Department
City of Fort Collins
PO Box 580
Ft. Collins, CO 80522
RE: Project#7-95B Waterfield PUD
SR
The District has sufficient treatment plant capacity to accept all of our service area influent wastestreams for
the next twenty years. The District will cooperate with requests for service and will respond positively to those
requests. The District has capacity to serve Waterfield PUD's application for service.
For those parcels which are a significant distance from our existing collector line end points, the District
will/must seek funding for those extensions from the property owner(s) involved. The District will pay for in-
house preliminary engineering studies and cost estimates for those extensions and may participate in some
financial support of proposed sewer line extensions, on a case by case basis.
For those funds expended by the property owner for sewer line collector extensions within the District's service
area, a Recovery Agreement contract may be entered into with the District. This negotiated agreement
stipulates a twenty year capital recovery to the developer/investor, with interest accrual.
The District complies with all federal (EPA) and state water quality control regulations, which include any and
all necessary treatment works upgrades on a continuing basis, as it has since 1065. The District policy is to
expand its treatment capacity, and its collection system, within its service area in support of future
developments, at the least possible cost to the user base, in keeping with our purpose of serving the general
public.
For more detail on the Recovery Agreement, arrangements to initiate estimates, agreements with the District,
or easements, please contact me at (970) 498-0604 or by fax at 498-0701.
Sincere) ,
W. Dean Smith
General Manager
XC: Bud Curtis, Northern Engineering
FAX 221-4159
psmkapacity.not
P.O. Box 1518 - 2217 Airway Ave. #3 • Fort Collins, Colorado 80522
Phone (303) 498-0604 • Fax (303) 498-0701
6
7. The owner's of the diversion canal from the Larimer and Weld must approve of the new
alignment of the canal with a pipe. A letter of intent stating the ditch company's
agreement to realign the canal in a pipe will be needed by the Preliminary, Planning and
Zoning Hearing. It is believed that the owner of the diversion is different than the owner
of the Larimer and Weld Canal.
RESPONSE:
8. More details are needed for the swale at the northeast corner of the site. Please show
proposed grading and a cross-section of the swale that must carry 100-year historic off -
site flows. Please show any other points of outfall from the off -site basin to the north.
RESPONSE:
9. The 100-year runoff calculations must use the frequency adjustment factor of 1.25.
Please revise calculations. The detention calculations must also use the adjustment factor.
RESPONSE:
10. The preliminary site plan shows trees proposed for areas where the channel will be
located to carry the off -site flows. Please remove all trees from swale areas.
RESPONSE:
11. The final design must include permanent water quality measures and temporary
erosion control measures. Specific measures should be taken at the discharge locations
into the wetland. Best Management Practices for water quality protection should be used.
RESPONSE:
Please see the redlined plans and report for additional review comments.
2. The 100-year historic runoff from the off -site basin upstream of this development must
pass through the site. Please calculate the 100-year historic runoff from this off -site basin
and show the off -site basin delineation. The irrigation facility is assumed to be W. The
off -site flow must spill over the ditch at a controlled location. Please determine the low
points along the ditch for possible future release points. There appears to be two low
points along the north side of the ditch. Also, provide spot elevations along the south side
of the ditch to determine where the ditch would spill.
RESPONSE:
3. The two-year historic release rate was calculated assuming basins HI-H4 drain directly
to the south. However, it is not certain whether basins Hl-H3 actually drain to basin H4
or these basins are fully retained in the wetlands. Please consider the wetlands in the
historic runoff analysis. The historic runoff from the site may only be from basin HA
RESPONSE:
4. The historic runoff coefficient for undeveloped land is 0.20. Please recalculate the
historic runoff based on 0.20 for a runoff coefficient.
RESPONSE:
5. The total release from the development should be the two-year historic rate. The
detention volume required for the lower 65 acres of the site was calculated based on the
total two-year historic rate for the entire site (121 acres). Please recalculate the required
detention volumes based on release rates that do not exceed the net allowable two-year
historic rate.
RESPONSE:
6. The owner's of the Lake Canal must approve of the plans to discharge runoff from the
development into the ditch. A letter of intent stating the ditch company's agreement to
accept these flows will be needed by the Preliminary Planning and Zoning Hearing.
RESPONSE:
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: January 22, 1997 DEPT: Stormwater Utility
PROJECT: #7=95B Waterfield PUD
Preliminary
PLANNER: Mike Ludwig
All comments must be received by: Monday, February 10, 1997
A written response for each of the following comments must be submitted, with the
redlined plans and report, at time of project resubmittal. The responses must note any
revisions or clarifications completed in result of these comments. If responses are not
submitted with the resubmittal, the project will be returned to the applicant without fiuther
review. This procedure will help the review process become more efficient and effective.
Thank you.
1. The 100 cfs off -site release that was identified in the Cooper Slough Master Plan is no
longer master planned to drain across the proposed site. The recent update of the Dry
Creek Master Plan shows the basin directly north of the site draining to the east. The 100
cfs off -site release does not need to be conveyed through the site. However, the 100-year
historic runoff from the basin to the north should still be conveyed through the site. The
basin to the north needs a historic point of discharge if the outfall to the east is found not
feasible at the time the basin develops.
RESPONSE:
Date: r — J el- 7 Signature s
CHECK IF YOU WISH TO RECEIVE
COPIES OF REVISIONS
❑ PLAT
❑ SITE Arthern
❑ LANDSCAPE (jf orado Card SiouYr�
❑ UTILITY
Waterfield P.U.D. - Preliminary submittal plan review February 12, 1997
Preliminary Plat - Sheet 1 of 2
1. Add 15' utility easement for all lots fronting Merganser Drive and County Road 9E.
2. Add 9' utility easement for lots fronting Murre Street, Cinnamon Teal Drive, Garganey
Drive, Loon Court, and Wood Duck Drive.
3. Add R.O.W. dimension along Murre Street, Cinnamon Teal Drive, Garganey Drive,
Garganey Court, and Wood Duck Drive.
4. Lots fronting Tracts 1 thru 6 will not be required to have utility easements. Tracts act as
such.
5. A variance or redesign will be needed on Cinnamon Teal Drive, and Moorhen Place. The
horizontal radii do not meet minimum street design requirements for type of street.
6. Enlarge text for lot information and street information. Too small to read.
7. Change name of Loon Court to either Loon Drive or Loon Street
8. Add radial dimension to cul-de-sacs of Grebe Court, Black Duck Court, and Gadwall
Court.
9. Garganey Drive will need to be relocated and renamed. Conifer Street, to the west of the
proposed site, will need to continue across Merganser Drive, thru the proposed site, and
connect to County Road No. 9E. This coincides with the Revised Master Street Plan.
Garganey Drive will have to be changed to Conifer Street.
10. Contours can be eliminated on the plat.
Preliminary Plat - Sheet 2 of 2
1. A variance will be required on Cinnamon Teal Drive. Horizontal radius does not meet the
minimum standards for street design for this type of street.
2. A variance or redesign will be required on the south end of Merganser Drive. Horizontal
radii does not meet the minimum street standards for a minor arterial street.
3. Add street name for Merganser Drive.
4. Enlarge text for lot, street, and curve information. Too small to read.
5. 8' utility easements will be required along lots fronting alleys.
6. 9' utility easements are required along lots fronting all streets except on alleys and
arterials.
7. 15' utility easements required for lots fronting Merganser Drive, County Road Number
9E, and Vine Drive.
8. Provide a name for the street between lots 118 and 119.
9. Radial dimension needed for all circular turn-arounds.
10. Provide 10' x 10' corner -cuts at intersection of alleys.
11. Lots fronting tracts 1 thru 6 do not need utility easements. Tracts act as such.
12. Need to make R.O.W. along Merganser 84'. (minimum requirements for a minor arterial)
Waterfield P.U.D. - Preliminary submittal plan review February 12, 1997
west to County Road 9E; and Eider Drive and Scaup Drive should be Residential Local
Streets not Narrow Residential Streets. Since the residential alleys are only allowed for
use with the Narrow Residential Street, they will not be allowed for use unless you can
change the site design for their appropriate use.
3. A roughly a 50 foot by 175 foot piece of ground at the southwest corner of the site has
been left out of the project. This piece of ground should be platted with the site and the
ditch crossing must be dealt with on this project.
4. Off -site street improvements will be required of this project in order to develop this
property at this time. According to the site access study the direction for the off -site
impacts is Vine Drive to the west. Vine Drive must be improved from the west end of the
property to Lemay Avenue.
5. Vine Drive and County Road 9E are Arterial Streets and must be improved to those
standards along the frontage of this development. We can discuss the timing for these
improvements. The out parcels must be dealt with in the design, and portions may have to
be built to accommodate this development. The developer will have to pay for the
improvements needed. In addition this development does not qualify for reimbursement
from the City for Street Oversizing.
6. The Vine Drive and County Road 9E intersection is a grade separated interchange on the
Master Street Plan of the City. A preliminary design for the interchange is required for
this project to a level necessary to determine what the right of way dedication needs are
from this development.
PROJECT
COMMENT. SHEET
City of Fort Collins
Current Planning
DATE: January 22, 1997 DEPT: Engineering
PROJECT: #7-95B Waterfield PUD
Preliminary
PLANNER: Mike Ludwig
All comments must be received by: Monday, February 10, 1997
The following general comments must be resolved before the Preliminary hearing of the Planning
and Zoning Board on this project. The remaining comments specific to the plans should be
incorporated into the plans prepared for Final submittal.
GENERAL COMMENTS
With the railroad tracks located on the south side of Vine Drive, Vine Drive must be
widened all on the north side for the full Arterial Street width. Assuming the existing right
of way is 60 feet wide, an additional 55 feet is needed. Half of that width, 27.5 feet, will
be purchased by the City. Talk to Matt Baker at 221-6605 to discuss the procedure to be
followed.
2. The site access study for this project, Figure 14 "Long Range Daily Link Volumes," does
not match the proposed street classes that were selected for the proposed plans of the site.
Merganser Drive must be a Minor Arterial; Wood Duck Lane must be a Collector from
the apartments south and should remain a collector all the way to Garganey; Garganey
Drive should be a Minor Arterial Street through your site connecting Conifer from the
Date:, Signature L� I
CHECK IF YOU.WISH TO RECEIVE PLAT G` 17X1
COPIES OF REVISIONS SITE A4n4
LANDSCAPE
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ATTACHMENT D ,* .
_. Pressure Calculation Worksheet '
Complete this form for the most pressure -demanding lateral, and submit it to'the City with the. '
irrigation plan. You might want to make copies of this foim so you have an adequate supply F•
44
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a': Pressure available at point -of connection ' >, s� y'r' ;,t zz"' �. " six "^
1 . �. h ..' 4 i ."�,y 4 > �✓ f�i r 3Lyr p�' 9' j �'d 1 rp , fv yr 4 .i�}�/{may 5r a 'r:
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b. Pressure loss through the meter
,
C. Pressure loss through backflow prevention device - " psi
d. Pressure loss in mainline pipe from backflow prevention ;
device to remote control valve psi
e. Pressure loss through remote control valve psi - `=
f. Pressure loss in lateral pipe from remote control valve
to most remote sprinkler - psi
g. Elevation change from point -of -connection to most remote
sprinkler (0.43 psi per foot of elevation):
pressure loss - psi
or
pressure gain + psi .
h. Miscellaneous losses through other valves, strainers, eta
(in some cases this will not be applicable) - psi -
r• -
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 .
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2.
This chart is intended as an irrigation design aid, related to the City's water conservation standard
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;`*, .-"4,,
however, this would be equivalent to irrigation and tap utilization efficiencies of 80%, and a maximum
time of irrigation of 12 hours. ..
These maximum discharges assume a disk -type meter. In certain cases of irrigation -only taps that are i-
1/2" or larger, turbine meters are allowed, which have higher maximum discharge limits: -av'
Maximum Flow (GPM)
P'
Mainline
Pipe
Lateral
Pipe
Note: This chart is intended as an irrigation design aid, related to the City's water conservation standard that
limits the maximum velocity of mainline pipe to 5.0 feet per second and the maximum velocity of
lateral pipe to 7.5 feet'per second. ;
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ATTACHMENT B
te,
Instru6tions for completing'an Annual Water Use Chart
Use the Water Use'Chart below, including notes, as an example of what the 'C' ity"iof 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 .,'f'
14 1
3 Irrigated areas for each lateral can be calculated using, a scale and/or pla'ninietei.'-This siho"uld be a!'best;� --ii4,1
-.1, -, . " - i ' t, V" - . . I
splitting areas between -th d b zones necessary.'For drip irrigation, e irrigate area should apoiokirnit6' estimate, sp en
the area actually wetted by the emitters. Asa 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, multiplyinig 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 prbject; and to make
sure the current water rate is used in the calculation. The water districts are: City of Fort Collins, 221-668 1;
ELCO, 493-2044; and Fort Collins -Loveland, 226-3104.
ANNUAL WATER USE CHART (an example)
.. ..............................
.....
Red
........
....
.......... ...........
Al
40.0
12,100
0.32
16
120,700
$1.30
A2
42.0
13,050
0.31
16
130,150 -
141
A3
48.0
13,300
0.35
16
132,650,
143,
A4
25.0.
1,500
1.60
16
15,000 -
16
A5
46.0
2,850
1.55
16
28,400
31
A6 -
5.5
490
.1.08
8
2,450,
TOTAL
I — I
—
I —
_..
1 429,350
$464
Notes:
1. This table assumes the tity 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.
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5t ATTACHMENT A}
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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 " z r r'gy `ry ,
High Water Use 24"/season Kentucky Bluegrass, Perennial Ryegrass ' , ' S
Moderate Water Use =16"/season K • ., Turf.type Tall Fescue:
Low Water Use 5"/season r' n+ f ,5 Buffalop�'us blue,
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_ PLANTINGS - _ : t b = �• ,.r , , „ s • I5„�
High Water Use. 20"/season
Trees Birch; Cottonwood; Fir, nonnat►ve Maple,
Shrubs Hydrangea, Quince,'Willow, Yew
Perennials Cardinal Flower, Fern, Foxglove, Hosta, Meadow Rue
w a , i¢
Moderate Water Use: 14"/season a`1s
1�
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, Grapei
Holly, Littleleaf Mockorange, Mugho Pine, Potentilla, Shrub Rose, Siberian
Peashrub
Perennials Basket -of -Gold, Coreopsis, Candytuft, Daylilies, Dianthus, Harebell, Himalayan 4
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
�V..
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 ry
NON -PLANT AREAS
Non -irrigated areas without plants; including walks or patios, but not parking lots or driveways.
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13. A pressure reducing valve shall be installed on the mainline, or as a feature of the remote
control valves, if it is anticipated that the operating pressure at any spray sprinkler, -minus the
maximum recommended pressure for that particular sprinkler, is equal to 20 psi or more
14. A rain sensor shall be installed with each irrigation system, in order to interrupt m igation in I
event of a significant rainfall
15. When dripirrigation is used emitter discharges within an sin le zone shall not v b more;
gY g �Y Y 1
than 5%. If necessary because of long runs and/or elevation changes; pressure compensating a 'ti`'`
emitters shall be used
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16. y Remote control valves shall have flow control stems
_ a i Y4-., iA. t .l.•'1 1 n 't n�� 11i Y•4,
Sprinkler spacing
For both cases below, the radius of throw'is defined as the value shown in`the manufacturer's
.�
specifications for the specific design operating pressure for the sprinkler.
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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 tunes the
manufacturer's published radius of throw. s .
Hydraulic considerations
K,
19. Where Kentucky Bluegrass and/or Perennial Ryegrass is used for turfgrass, the tap size shall be
sufficiently sized to deliver 0.25 inches of irrigation water over the turfgrass area within an 8-
hour period. Where Turf -type Tall Fescue is used, the tap size shall be sufficiently sized to
deliver 0.20 inches of irrigation water over the turfgrass area within an 8-hour period. For
special circumstances, the City may allow exceptions to this standard. (See Attachment Q
20. The maximum system discharge shall be less than or equal to the maximum allowable, relative
to the meter size, as determined by the City of Fort Collins Water Utilities. This shall be as
follows: 3/4" - 10 gpm, 1" - 25 gpm, 1-1/2" = 50 gpm, 2" - 80 gpm, 3" - 160 gpm. These
maximum discharges assume a disk -type meter. In certain cases of irrigation -only taps that are
1-1/2" or larger, turbine meters are allowed, which have somewhat higher maximum_ discharge
limits. Contact the Water Utilities for more information.
21. The maximum velocities shall be less than or equal to 5.0 feet per second for mainline pipe and
less than or equal to 7.5 feet per second for lateral pipe. (See Attachment CQ
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.
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4. • On steep grades, an irrigation method with a lower precipitation rate shall be used m order to
minimize runoff. If practical, these areas shall be zoned
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5. ~ When practical, areas with significantly different solar exposures shall be zoned separate)}
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6. Different types of irrigation equipment (drip, micro -spray, spray, rotary; etc.) shall not be
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combined on the same zone. Only drip and micro -spray equipment may be on the same zone :r
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7. As much as practical, the irrigation method shall be selected to correlate with the'plantdensity
For example, drip irrigation or bubblers should be used for sparsely -planted trees and shrubs,,
.:i 4 - 1 a; e ; FY t< �r+�+�}i. fta Ar ri i\.♦ Y}.y^y r •lf i'^ �. �% R
and sprinklers should be used for turfgrass
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8. The type of sprinkler and associated nozzles should be selected to 01
correlate with the size and n `
geometry of the -zone being`irrigated. For example, pop-up spray sprinklers should be used for
smaller and more chopped up areas. As a rile of thumb,•sprinkle'rs should be spiced no closer`Fs iMi,� r ,af
than 75% of the maximum radius of throw for the given sprinkler and nozzle.`.' ,
Equipment selection .. T
9. A master valve should be installed on all irrigation systems with a tap of 2 inches or
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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 anirrigation-only submeter should be j
•,,,
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 .z==
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:
{Y
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. zi '�
a
C. sprinklers, bubblers, or emitters on a zone shall be of the same manufacturer. Spray c
sprinklers on a zone shall have matched precipitation nozzles. Nozzles for rotary ;
sprinklers on a zone shall approximate a uniform precipitation rate. C"
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.
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City'of Fort Collins ir.
IRRIGATION SYSTEM STANDARDS
for Water Conservation-,
Irrigation Plan
;r
I . If areas of planting are extensive, the installation of an underground irrigation system shall be
1
required and an irrigation plan shall be submitted to and approved by the City, prior to the
i issuance of a final certificate of occupancy. If no,buildmg permit is requirred, the plan isrdue,
prior to commencing construction. If the water requirements of the plants are low enough to bey
met with natural precipitation, and if a means of temporary irrigation is available to 'establish'7
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 ,
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,,
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 th
landscape plan associated with the irrigation plan. The irrigation plan shall reference
the specific landscape plan, with its date and the designer's name. (See Attachment B) =
b. a general note stating the point -of -connection design pressure and the peak flow. For
example, the system design assumes a minimum dynamic pressure for the irrigation
,
system of 75 psi at a maximum discharge of 50 gpm at the 1-1/2-inch tap and point- .
of -connection. The irrigation contractor shall verb pressure and}low on the site
prior to construction.
-
c. the design criteria to assist the installer with field adjustments, in a general note or in
the legend. The criteria shall include the sprinkler and nozzle specifications, the
sprinkler discharge at the design operating pressure, and the maximum distance
between sprinklers.
d. a general note stating that, Any field adjustment or redesign of this irrigation system,
must conform to the City of Fort Collins Irrigation Standards.
e. in the specifications, or as a general note, a requirement for the contractor installing
the system to provide the owner with as -built drawings after installation is complete.
f. details of the installation method for bubblers or drip emitters, when the irrigation
design includes these components. It must also include the number and discharge rate
of emitters or bubblers per type of plant material.
Irrigation methods and layout
2. Where untreated, raw water is available from a nearby irrigation ditch or lake, it should be
considered as a possible water source.
3. As much as practical, plants with dissimilar water requirements shall not be irrigated on the
same zone. For example, turfgrass areas should be, on separate zones from planting beds. (See
Attachment A for water requirements of specific plants)
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12196
Landscape Plan Requirements
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1. The landscape plan shall have a general note calling for the review an approval by,the City'u,
of Fort Collins of any required irrigation system, prior to the issuance` of a Building Permit. ,
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{ < v I i ,:Yr'?.MrY.rt krat fkY�e€` its k "�✓ .a«+:r
r"# - 2. The landscape plan"shall,include the total area (in square feet),for each,,landscape category�ik r;.�v
T, z Landscape categories are based upon water` requirements (See Attachment A
,.:-, N >s ,( „ 1.G"[ 4�1 7 2=T +. �,D S Y�1i' �1 .✓'-1�,1)KtY
Landscape Water -Requirement Categories) ti q b fin,, 5
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3. Mulch shall be used for planting beds The mulch can be either organic or
shall be applied to a minimum depth of 3'inches.'In order to prevent large expanses
barren mulch, there shall be a minimum'plant cover of 50% within five ears of lantm
P Y P g
Design Considerations "
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4. Group plants with similar water requirements on the same 1 1 tion zone — -
5. Design the landscaping with an efficient irrigation layout in.mind. g P g g y 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 beans of 25% slope or greater
8. Minimize landscaping in strips less than 8' wide. When necessary, such as, bet*W' 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,' Y
add at least 3 cubic yards of compost.per 1,000 square feet. Rototil to a depth of 6 to 8 '{
inches.
Consider using lower water -requiring turf and ornamental grasses. Turf -type Tall Fescue is
often a good substitute for Kentucky Bluegrass. For areas where a natural look is desired, -
Buffalograss, Blue Grama, Little Bluestem, Sideoats Grama, Smooth Brome, Crested
Wheatgrass or Western Wheatgrass can be good choices. For more information about these
grasses, call the CSU Department of Horticulture at 491-7019.
A
City of Fort Collins
Water Conservation Standards for
LANDSCAPING and IRRIGATION SYSTEMS.-
f t, General IN orma ion
7/96..�:
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What are the water conservation standards7
(1 Lands
There are two separate standards fbrwater, -conservationL
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m-gation Systems. Th6,st�ndards kir Landscaping promoie e jVt
41�
2)1
landscapes that require less water. The standards for Irrigatidn Systems irrigation
are designed to apply water efficiently to meet systems the needs of the landscape
4
5,
What projects are subject to the/ standard14�f
"s?'
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 ofsingle
family developments, but do not apply to single-family residential lots., -
What do I have to do to comply with the Landscaping standards?YY
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.
t. The elevations for the Bull Run apartments should also specify that the
roofing materials will be "high -profile, heavy dimensional'. Floor plans do not
need to be shown on the elevations for the Planning and Zoning Board.
Please provide elevations of all sides of each of the proposed building types
including the clubhouse.
U. Please provide elevations of the convenience, retail, and day-care buildings.
This completes the review comments at this time. Additional comments may be
forthcoming as the various departments and reviewing agencies continue to review this
request.
Please be aware of the following dates and deadlines to assure your ability to stay on
schedule for the March 24, 1997 Planning and Zoning Board hearing:
Plan revisions are due by 12:00 noon on March 5, 1997. Please contact me for the
number of folded revisions required for each document.
No revisions will be reviewed after the above deadline. If revisions are not received
by this date, the item will either go to the Planning and Zoning Board with a staff
recommendation based on the originally submitted documents or the applicant will
have the option to continue the item to the next month's P8Z agenda.
PMT's, renderings, and 8 folded copies of final revisions are due by 12:00 noon4on
March 17, 1997.
Please contact me at 221-6206 if you have any questions or concerns related to these
comments. I would like to schedule a meeting with you as soon as possible, if necessary,
to discuss these comments.
Sincerely,
Michael Ludwig
Project Planner
xc: Mike Herzig
Stormwater Utility
file/Project Planner
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h. The 1"=100' scale plans are too small to fully evaluate, especially the
commercial, senior cottage and Bull -Run areas. Please submit revisions at
a 1 "=30' or 1 "=50' scale. This will require multiple plan sheets. Please
number accordingly. Also, please show adjoining land uses and buildings
within 150' of the property boundary.
s.
Please add pedestrian connections from the cul-de-sacs to the senior
cottages between Lots 148/149, Lots 156/157, and Lots 164/165.
Please add a pedestrian connection from Garganey Court to Merganser
Drive between Lots 47/48.
0
Please add a pedestrian connection from Garganey Drive to the pedestrian
path along the canal between Lots 12/13.
Please define and label the lots or parcels on which the convenience store,
retail building and day care are located.
Based upon the Interim Standards and Guidelines for All Commercial_..
Development, staff suggests that the convenience store be located= at the.:
southeast corner of the its lot rather than the southwest. Direct pedestrian
access from Vine Drive and between the buildings is needed.
Please provide a Signature Block for the ditch company's approval.
The proposed layout does not accommodate for the future extension of
Conifer Street as per the Master Street Plan. Please address.
Due to the railroad switching yards on the south side of Vine Drive, additional
right-of-way is from the north side of Vine Drive will be required. This directly
impacts the Plummer School. Please address.
Please modify the second sentence of Note #4 on the Landscape Plan to
state: "An irrigation plan must be reviewed and approved by the City prior to
the issuance of a building permit."
Please modify the second sentence of Note #5 on the Landscape Plan to
state: "......125% of the cost of the landscaping materials and installation
prior to the...."
The elevations for the senior cottages should show a brick base
complimentary to the brick used on the Bull Run apartments. Please also
specify that the roofing materials will be "high -profile, heavy dimensional'..
It
d. Is it possible to relocate the school site to be more internal / accessible to the
residential development?
19. The Current Planning Department offers the following comments:
Please provide a letter from the Parks and Recreation Division which states
their acceptance of the park land dedication. Without further documentation,,,
no points can be awarded for Criterion "d" of the Residential Uses Point
Chart.
b. This development application has qualified as an affordable housing project.
However, when points are claimed on the Residential Uses point chart, that
percentage of affordable units are required to be affordable for period of 25-
�e years. Please provide documentation supporting this commitment. Without
GOI-.NA U
further documentation, no points can be awarded for Criterion "k". and Y' of
the Residential Uses Point Chart.
c Please designate the boundaries of the area(s) that are included in the
1, °� d A acreage devoted to recreational use. These areas must be no less than
stxj''�cA. 10,000 square feet in size and have a minimum dimension of no less than
50 feet. Without further documentation, no points can be awarded for
Criterion "k" and Y' of the Residential Uses Point Chart.
Note: Without points for these criterion, the PUD may fail to achieve 40 points base
points and/or 60 total points on the Residential Uses Point Chart. Failure to
achieve these minimum point totals, without the approval of a variance, is
grounds for denial.
ok d Ordinance No. 52, 1996 required the property to develop at a "net" overall
density of 6 dwelling units per acre. "Net acreage" was defined in the
ordinance. Please submit additional documentation which verifies that the
"net" overall density (as per Ordinance No. 52) is a minimum of 6 dwelling
units per acre.
nK The senior cottage portion of the development requires a minimum of 194
parking spaces as per All -Development Criteria A-2.4 Vehicular Circulation
and Parking."
o� f✓ The Bull -Run portion of the development requires a minimum of 341 parking
spaces as per All -Development Criteria A-2.4 "Vehicular Circulation and
Parking."
The proposed plan fails to satisfy All Development Criteria A-1.1 "Solar
�ocYj Orientation". Please either revise the Site Plan to achieve a minimum of
65% solar oriented lots or submit a variance request as per Section K, p.108
of the LDGS.
4
d. The planting of street trees will have to be coordinated with Public Service
Company. No trees are to be planted within 4 feet of any gas lines.
13 The City Forester requests a meeting to review existing trees on the site prior to
the submittal of Preliminary PUD revisions. Please contact Tim Buchanan at 221-
�a�'{ 6t361 to set up this meeting.
14. Redlined Utility Plans from the ELCO Water District are attached. Please return
these redlined utility plans with plan revisions.
15. The Mapping Department offers the following comments:
a. Mapping will need to review the Final Plat.
b. Police Department Dispatcher approval is needed for the proposed street
names.
C. Merganser Drive lines up with County Road #11, should these have the
same name?
d. Eider Drive is a U-shaped street. More street names are needed.
66. The Engineering Pavement Division stated that the preliminary Geotechnical
Report submitted at final will need to show the change % of total by charting the
consolidation test.
17. The Traffic Operations Division offers the following comments:
a. Future improvements will be needed. Please refer to the Development
Review Engineering comments.
b. Future improvements will be needed at Lemay and Vine Drive (left -turn lanes
in all directions).
C. Left turns and possible right turn lanes are needed at the Vine and
Merganser intersection and the Vine and Wood Duck intersection.
18. The Transportation Planning Department offers the following comments:
a. Pedestrian walkways are needed at the ends of cul-de-sacs.
b. Wood Duck and Merganser need 6 foot wide bike lanes.
C. Direct vehicular access is needed from the residential portions of the
development to the school site.
t
j
The Water Conservation Specialist stated: 'The landscape plan shall include the
total area (in square feet) for each landscape category. Landscape categories are
distinguished by their water requirements and intended maintenance level.
Examples of possible categories include, but are not limited to, high water turfgrass,
low water turfgrass, low water planting beds, moderate water planting beds and
non -plant areas (paved areas, etc.). Please refer to the attached Water
Conservation Standards for Landscaping and Irrigation Systems for further
guidance."
Y The Police Department requests that the following streets be renamed due to
existing streets of the same name or existing streets with sound -alike names:
Eider Drive, Scaup Drive, Wood Duck Drive, Moorhen Place, Cinnamon Teal
Drive, Murre Street, Loon Drive, Black Duck Court, Grebe Court, and
Gadwell Court.
8. Comments from the Engineering Department are attached.
9. Comments from the Stormwater Utility are attached.
10. The Natural Resources Department offers the following comments:
a. Please submit a report from a qualified wildlife Biologist that characterizes
t the wildlife use (particularly shorebirds and migratory water fowl of the site.
Cpa� The report should address (1) How will wildlife use be affected by the
development? (2) Are the proposed buffer zones adequate? (3) Is the trail
�/� location appropriate? (4) How will adverse impacts be remedied?
�7 b.) Please submit a study of the hydrological impacts to the wetland by this
�lo`°' �/ development.
11. Comments from the Boxelder Sanitation District are attached. \
12. Public Service Company offers the following comments:
a. Please provide a 20 foot wide utility easement along County Road 9E and
Vine Drive.
b. On the multi -family and senior cottages, all areas outside of building
envelopes must be a utility easement.
C. On internal streets, Public Service Company needs easements on both sides
of all streets. Easements must be such that from the back of walk to rear line
of the easement is 9 feet in areas where the sidewalk is detached; or 13 feet
in areas where the sidewalk is attached.
'f d
3. The Department of Energy offers the following comments:
a. All construction activities on the United States easement, including
landscaping, should be coordinated with this office. Prior to any such
activity, the developer should obtain an "Application To Construct Or Install
Structure on Government Easement" from their Lands Department.
b. The recorded subdivision plat should plainly show the easement area as 75
feet wide and state: "The United States easement is a restricted area and
all construction activities should be coordinated with WESTERN AREA
POWER ADMINISTRATION, P.O. Box 3700, Loveland, CO 80539-3003."
C. To avert continual severe pruning and eventual removal of tall growing trees,
only low growing plants are allowed on the easement area. In this case, we
are particularly concerned about the deciduous trees (15 or 16) shown within
the easement area on the Landscaping Plan. From the standpoint of safety
and transmission line maintenance, we request that these trees be
eliminated.
d. No buildings are allowed within the easement area.
4. The Poudre Fire Authority stated that access and water supply as shown on the
Preliminary PUD submittal meet the requirements of the fire department. Buildings
that are 3 or more stories in height or larger than 5000 square feet must be
equipped with automated fire suppression systems.
5. The Zoning Department offers the following comments:
The lot dimensions are difficult to read. Please provide a Plat at 1 "=50' scale
/ and make sure that dimensions are legible.
k' Please provide a plant list with any Final PUD Landscape plans.
Please provide typical corner lot setback information. What are the setbacks
for those on the Site Plan?
�J d. The Bull Run Apartments portion of the PUD needs 332 parking spaces but
7 /--only 324 are listed. All parking is subject to the City's Parking Lot
Development Guide.
Do the parking spaces designated for the senior cottages include garages?
A total of 194 parking spaces are required for the senior cottages but only 96
are listed.
Community Planning and Environmental Services
Current Planning
City of Fort Collins
February 14, 1997
Country Club Farms, LLC
c/o Cathy Mathis
VF Ripley Associates
1113 Stoney Hill Drive
Fort Collins, CO 80525
Dear Cathy,
Staff has reviewed your documents for the Waterfield PUD, Preliminary that were
submitted on January 21, 1997, and would like to offer the following comments:
The Streets Department asked if the residences along Merganser Drive have rear
�e gates along the rear lot line giving the lot owners access in order to facilitate snow
removal along the sidewalk.
2. The Light and Power Utility offers the following comments:
a. All lots with frontage to a street must have a minimum 8 foot utility easement
along the front of the property. The Plat doesn't identify the easement width
where an easement is shown, and some easements are not shown (e.g. the
north side of Lot 168).
b. Water service locations (if "paired on lot lines") must be coordinated with
Light and Power before•the water lines are installed.
�! Street tree locations will need to be flexible to provide 40 foot clearance to
streetlights (20 feet if trees are to be ornamental type).
i ® More detail will be needed for the apartment site. It appears that garage
0
locations may preclude the installation of electric (and gas?) lines.
e. A minimum 15 foot wide easement is needed along County Road 9E.
? ( A 1"=100' scale is very difficult to work with. Please provide the Plat at
r 1 "=50' scale.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002