HomeMy WebLinkAboutTHE TOY SHED LOTS 1 AND 2 OF BLOCK 4 OF REPLAT NO 1 OF EVERGREEN PARK PDP - 50 91D - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommu y Planning and Environmental rvices
Current Planning
City of Fort Collins
December 9, 1998
Jerry Russell
1314 Redcedar Circle
Fort Collins, CO. 80524
Dear Jerry,
Staff has reviewed your documentation for the TOY SHED Project
Development Plan (PDP) development proposal that was submitted to the City
on November 3, 1998, and would like to offer the following comments:
1. This property is located at the southeast corner of Redcedar Circle
between Conifer Street and Blue Spruce Drive. It is in the I - Industrial
Zoning District. The proposed recreational vehicle, boat and truck
storage use is permitted in this District, subject to an administrative
review (Type I) and public hearing for a decision. The Project
Development Plan (PDP) must go to a public hearing before an
administrative hearing officer for a decision unless any modifications of
standards are required, which would automatically change the request to
a Type II, Planning and Zoning Board review.
2. Doug Martine of the Light & Power Department offered the following
comments:
a. The normal electric development charges will apply as a condition
to continued electric service to the existing site, even if no
additional electric service is required.
b. The underground electric system will need to be extended behind
the sidewalk along Redcedar Circle prior to installing fence or
landscaping.
C. The developer is encouraged to contact Doug Martine, at 224-6152
(between the hours of 7:00 a.m. and 3:30 p.m.), to coordinate the
above items.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
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Plants and Design
❑ 4. To the extent practical, plants with similar water requirements shall be grouped together on the
same irrigation zones.
❑ 5. The landscape shall be designed with efficient irrigation layout in mind. For example, the
dimensions of turfgrass areas should be in multiples of the radius of throw of the specified
sprinklers, and the geometry is such that overspray is minimized.
❑ 6. Steep grades shall be minimized. Where steep grades are necessary, the landscape shall be
designed to minimize water runoff and to take advantage of the water that does run off.
❑ 7. Where south -facing berms of 25% slope or greater exist, the plants used should be lower water -
requiring species.
❑ 8. Narrow landscaped strips (less than 8' wide) shall be minimized. Where necessary, such as
between sidewalk and street, they should be planted with lower water -requiring plant species.
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 Bluestem, Sideoats Grama, Smooth Brome, Crested
Wheatgrass or Western Wheatgrass can be good choices. For more information about these
grasses, call the CSU Department of Horticulture at 491-7019.
City of Fort Collins
IRRIGATION SYSTEM STANDARDS
for Water Conservation
Irrigation Plan
10194
If areas of planting are extensive, the installation of an underground irrigation system shall be
required and an irrigation plan shall be submitted to and approved by the City, prior to the
issuance of a final certificate of occupancy. If no building permit is required, the plan is due
prior to commencing construction. If the water requirements of the plants are low enough to be
met with natural precipitation, and if a means of temporary irrigation is available to establish
the plants, the City may waive the requirement for an underground irrigation system. When
required, the irrigation plan shall be accurate and clear, drawn to the same scale as the
associated landscape plan, and include the following:
a. an annual Water Use Chart that includes: the square footage of irrigation zones,
lateral precipitation rates (inches/hour), and seasonal water use and cost. The seasonal
water use data shall reflect the water requirements of the plants identified in the
landscape plan associated with the irrigation plan. The irrigation plan shall reference
the specific landscape plan, with its date and the designer's name. (See Attachment B)
b. a general note stating the point -of -connection design pressure and the peak flow. For
example, the system design assumes a minimum dynamic pressure for the irrigation
system of 75 psi at a maximum discharge of 50 gpm at the 1-1/2-inch tap and point -
of -connection. The irrigation contractor shall verify pressure and flow on the site
prior to construction.
c. the design criteria to assist the installer with field adjustments, in a general note or in
the legend. The criteria shall include the sprinkler and nozzle specifications, the
sprinkler discharge at the design operating pressure, and the maximum distance
between sprinklers.
d. a general note stating that, Any field adjustment or redesign of this irrigation system
must conform to the City of Fort Collins Irrigation Standards.
e. in the specifications, or as a general note, a requirement for the contractor installing
the system to provide the owner with as -built drawings after installation is complete.
f. details of the installation method for bubblers or drip emitters, when the irrigation
design includes these components. It must also include the number and discharge rate
of emitters or bubblers per type of plant material.
Irrigation methods and layout
2. Where untreated, raw water is available from a nearby irrigation ditch or lake, it should be
considered as a possible water source.
3. As much as practical, plants with dissimilar water requirements shall not be irrigated on the
same zone. For example, turfgrass areas should be on separate zones from planting beds. (See
Attachment A for water requirements of specific plants)
4. On steep grades, an irrigation method with a lower precipitation rate shall be used, in order to
minimize runoff. If practical, these areas shall be zoned separately.
5. When practical, areas with significantly different solar exposures shall be zoned separately.
6. Different types of irrigation equipment (drip, micro -spray, spray, rotary, etc.) shall not be
combined on the same zone. Only drip and micro -spray equipment may be on the same zone.
7. As much as practical, the irrigation method shall be selected to correlate with the plant density.
For example, drip irrigation or bubblers should be used for sparsely -planted trees and shrubs,
and sprinklers should be used for turfgrass.
8. The type of sprinkler and associated nozzles should be selected to correlate with the size and
geometry of the zone being irrigated. For example, pop-up spray sprinklers should be used for
smaller and more chopped up areas. As a rule of thumb, sprinklers should be spaced no closer
than 75% of the maximum radius of throw for the given sprinkler and nozzle.
Equipment selection
9. A master valve should be installed on all irrigation systems with a tap of 2 inches or larger.
10. For irrigation systems that are on a combined -use tap, with a water meter installed further
upstream to measure total water use, the installation of an irrigation -only submeter should be
considered. This submeter would enable the owner and landscape maintenance contractor to
more easily determine water use for irrigation, and would not be used for billing purposes. The
cost of installation and maintenance of the submeter shall be borne by the owner of the
property, and not by the City. All such submeters shall be installed in accordance with the
specifications established by the City of Fort Collins Water Utilities.
11. The irrigation controller shall have a minimum ofthe 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 B
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.
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)
Lateral I.D.
Discharge
(gpm)
Irrigated
Area
(s.f.)
Precipitation Rate
(irs.Ihr')
Overage Annual Irrigation
Depth (in.)
Volume
Casi (S)
Al
40.0
12,100
0.32
16
120,700
$130
A2
42.0
13,050
0.31
16
130,150
141
A3
48.0
13,300
0.35
16
132,650
143
A4
25.0
1,500
1.60
16
15,000
16
A5
46.0
2,850
1.55
16
28,400
31
A6
5.5
490
1.08
8
2,450
3
TOTAL
I -
I --
I --
I --
1 429,350
$464
Notes:
1. This table assumes the City of Fort Collins 1996 water rate of $1.08 per 1,000 gallons.
2. The water use data corresponds with the June 3, 1996 landscape plan by Acme Landscaping.
ATTACHMENT C
Tap Size vs. Maximum Irrigated Turfgrass Area
Tap
Size
Maximum
Discharge
t Pnt)
Maximum Bluegrass
Area
Maximum Tall
Fescue Area
sq. ft.
ac.
sq, ft.
ae.
3/4"
10
MAO
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
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 incites 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 b.--, 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 I-
1/2" or larger, turbine meters are allowed, which have higher maximum discharge limits.
Maximum Flow (GPM)
Pipe Type
Pipe Size
1"
1-1/4"
1-1/2"
2"
2-1/2"
3"
4"
PVC Class 160
17
29
38
59
86
128
21 1
Mainline
Pipe
PVC Class 200
17
28
36
57
83
123
20
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.
ATTACHMENT D
Pressure Calculation Worksheet
Complete this form for the most pressure -demanding lateral, and submit it to the City with the
irrigation plan. You might want to make copies of this form so you have an adequate supply.
a. Pressure available at point -of -connection psi
b. Pressure loss through the meter - psi
c. Pressure loss through backflow prevention device - psi
d. Pressure loss in mainline pipe from backflow prevention
device to remote control valve - psi
e. Pressure loss through remote control valve - psi
f. Pressure loss in lateral pipe from remote control valve
to most remote sprinkler - psi
g. Elevation change from point -of -connection to most remote
sprinkler (0.43 psi per foot of elevation):
pressure loss - psi
or
pressure gain + psi
h. Miscellaneous losses through other valves, strainers, etc.
(in some cases this will not be applicable) - psi
i. Total possible pressure loss (add b through h) - psi
i. Remaining pressure (subtract i from a) psi
j. Minimum pressure required at sprinkler psi
k. Difference (Subtract j from i. If the value is negative,
a booster pump may be needed. If the value is more than
+15 psi, pressure reduction may be necessary for this
zone, and/or other zones.) psi
3. Ron Gonzales of the Poudre Fire Authority offered the following
comments:
a. A 20' wide fire lane is required through this proposed project.
b. Fire apparatus access roads shall be provided for every facility,
building or portion of a building hereafter constructed or moved
into or within the jurisdiction when any portion of the facility or
any portion of an exterior wall of the first story of the building is
located more than 150' from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
This fire lane shall be visible by painting and signage, and
maintained unobstructed. A fire lane plan shall be submitted for
approval prior to installation. Any building not meeting this
criteria shall be fire sprinklered.
C. Address numerals shall be visible from the street fronting the
property, and posted on a contrasting background (example:
bronze numerals on a brown brick are not acceptable).
Please contact Ron, at 221-6570, if you have questions about these
comments.
4. Peter Barnes, Gary Lopez, and Jenny Nuckols of the Zoning Department
offered the following comments:
a. Plant material abbreviations, instead of numbers, should be used
to identify the proposed trees and shrubs on the Landscape Plan.
b. A landscape design/installation person should be retained to
prepare and oversee this plan for the project. There are several
standard landscape notes that are missing from this plan.
C. Solid fencing is required along the rear (east) lot line, in addition to
the front and side (west and north) lot lines.
d. A note regarding the requirement to install the landscaping or
provide a letter of credit, escrowed money, or bond for 125% of the
value of the landscaping is needed on the Landscape Plan.
e. Are the parking stalls going to be covered with a canopy or some
other kind of cover? If so, elevations for the proposed structures
should be provided for review.
PROJECT
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City of Fort Collins COMMENT SHEET
Current Planning
DATE: December 1, 1998 DEPT: Stormwater
PROJECT: #50-91D Evergreen Park, Lots 1 & 2, The Toy
Shed — Type 1 (LUC) - PDP
All comments must be received by Steve Olt no later than the staff
review meeting:
Wednesday, December 2, 1998
1. The time of concentration and runoff calculations for the developed site (both sub -
basins) are incorrect. Please recalculate the runoff using the correct C coefficient and
correct overland flow lengths. In addition, please provide a drainage summary table
on the drainage plan.
RESPONSE:
2. There is a discrepancy between the net and gross areas stated in the report and the
areas used in the calculations. Please clarify these differences.
RESPONSE:
Date:Signatu:
CHECK HERE IF YOU WISH TO REEIVE COPIES OF
PLAT SITE DRAINAGE REPORT
UTILITY REDLINE UTILITY -LANDSCAPE
3. For each of the detention ponds, please provide profiles of the pond outlet pipes with
100-year HGL indicated, include details of the pond outlet structures and orifice
plates, and provide a cross-section of each spillway and indicate where they are
located on the plans.
RESPONSE:
4. Since runoff from the adjacent street (Red Cedar Circle) can not physically enter the
proposed detention areas, please remove the street areas from the total area of the two
sub -basins. In addition, a variance should be requested to allow this street runoff to
go undetained because of its existing condition.
RESPONSE:
5. Please provide supporting calculations to show that the sidewalk chases have enough
capacity for the released flows.
RESPONSE:
6. Please provide drainage easements for the ponded areas.
RESPONSE:
7. Please indicate the location of the 100-year floodplain on the drainage plan and
complete a floodplain use permit, which is included with these comments.
RESPONSE:
Erosion/Sediment Control Comments
1. The plan is OK as submitted.
Please refer to the redlined report and plans for additional review comments.
EvGmToyShed-1 .doc
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: 9 November, 1998 DEPT: Engineering
PROJECT: #50-91D Evergreen Park, Lots 1&2, The Toy Shed-
PLANNER:
ENGINEER:
PDP - Type I
Steve Olt
Mark McCallum
All comments must be received by: 12/02/98
BNo Problems
Problems or Concerns (see below or attached)
General Comments:
0 See redline comments on all sheets of the Site and Landscape Plans. More specific
comments will be mentioned below.
Site and Landscape Plan:
G The street section for an industrial local street requires a 4.5' detached sidewalk with
6.5' of parkway. The sidewalk to the south for the existing property is attached.
The sidewalk can remain attached by means of a formal variance with the City
Engineer. We recommend the applicant submits a design that is as follows:
• A 4.5' sidewalk along the entire proposed property.
• The sidewalk should transition at an appropriate location. Specifically, at the
point where the existing property transitions into the proposed development or at
the northwest corner of the property. City Staff would recommend the former.
lilt* Note: If you have questions in regard to the variance, please give me a call at 221-
6605
Date: --
PLEASE SEND COPIES OF MARKED
S ignature:'-�,lv
77, —
REVISIONS: PLAT
SITE
UTILITY
LANDSCAPE
For Owner's Certification (on Site Plans)
OWNER'S CERTIFICATION
The undersigned does/do hereby certify that I/we are the lawful owners of
real property described on this site plan and do hereby certify that I/we accept the
conditions and restrictions set forth on said site plan.
Owner (signed)
' 11 T" -1�1-.
GPX�I t'c� C��� Lin
Date
Planninz and Zoning Board Certification
(on site plans, plats approved by the Planning and Zoning
Board --This does not apply to Land Use Code projects.)
PLANNING AND ZONING BOARD CERTIFICATION
Approved by the Planning and Zoning Board of the City of Fort Collins,
Colorado, this day of , 199_
Secretary of the Planning and Zoning Board
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f. Street trees, selected from a City -approved street tree list, are
required every 30' to 40' along the Redcedar Circle frontages (west
and north sides of the property) as per Section 3.2.1 [D] [2] [b] of the
Land Use Code (LUC).
g. What is the proposed surfacing for this vehicle storage lot? This
should be identified on the Site Plan.
5. A copy of the comments received from Sharon Getz of the Building
Inspection Department is attached to this letter.
6. Copies of the Comment Sheet and general information for Water
Conservation Standards for Landscaping and Irrigation Systems,
received from Laurie D'Audney, the City's Utility Education Specialist,
are attached to this letter.
7. A copy of the comments received from Donald Dustin of the Stormwater
Utility is attached to this letter. Also, he is forwarding a red -lined copy of
the drainage report to the applicant. Please contact Donald, at 221-6589,
if you have questions about his comments.
8. A copy of the comments received from Mark McCallum of the
Engineering Department is attached to this letter. Also, he is
forwarding a red -lined copy of the Site Plan and the City's Street Repair
and Reconstruction Standards and Guidelines to the applicant. Please
contact Mark, at 221-6750, if you have questions about his comments.
9. Roger Buffington of the Water/Wastewater Department offered the
following comments:
a. Show all existing and proposed water and sanitary sewer mains
and services on an overall utility plan.
Will an irrigation tap be needed for this development? If so, show
y0 and label the location.
C. Red -lined copies of the Site, Landscape, and utility plans have
been forwarded to the applicant.
Please contact Roger, at 221-6681, if you have questions about these
comments.
The following comments and concerns were expressed at the Staff Review
meeting on December 2nd:
Engineering
10. The City wants a detached sidewalk (minimum of 4.5' wide) along the
Redcedar Circle frontages, especially along the north side. A variance
request must be submitted for review if the applicant wants any of the
sidewalk to be attached.
Stormwater
11. Where is the 100-year floodplain on this site?
12. A floodplain use permit must be applied for and approved by the
Stormwater Utility.
13. A drainage easement is needed for ponding on -site.
14. No detail of the pond outlet structure has yet been provided to the City
for review.
15. The applicant must request a variance for not detaining on -site for 1/2 of
the street volumes for stormwater.
16. The stormwater runoff and drainage areas as submitted are incorrect.
Planning
17. Section 3.5.1[J][l] of the LUC sets forth a requirement that no areas for
outdoor storage shall be located within 20' of any public street or public
sidewalk. In this case, the applicant wants to place a solid wood fence
approximately 12' behind the curb along Redcedar Circle (public street)
and 5' behind the sidewalk along the streets (public sidewalk). Therefore,
it was necessary for the applicant to request a modification of the
aforementioned standard, which has been done. This action does
elevate the development request to a Type II, Planning and Zoning
Board review.
18. The previous Toy Shed approvals and implementation provide an
attached sidewalk along Redcedar Circle, a 5' wide landscape strip along
and outside of what is now a solid wood cedar fence, and a landscape
strip inside the fence. This new proposal does not propose a landscape
strip inside the fence (to be consistent with the existing facility).
19. Is there to be any lighting on this site? If so, information about the
Wv locations and type of lighting is needed.
20. The Landscape Schedule on the Landscape Plan must be expanded to
include the botanical names of the plant materials, as well as the
common names.
21. Two of the proposed street tree varieties are not acceptable street trees
(see the attached City's Official Street Tree Species list). Other plant
materials may be suspect, in terms of appropriateness and
sustainability.
22. How will the plant materials be established and maintained, especially
from a watering standpoint? If an irrigation system is to be provided this
must be identified on the Landscape Plan.
123. The scale of the Landscape Plan is not 1" = 20', as indicated on the plan.
It is probably 1" = 10' (based on scaled dimensions).
24. Copies of the most current Owner's Certification and Planning and
Zoning Board Certification signature blocks for the Site Plan are attached
to this letter. Due to the need for a modification of a standard in the
LUC, this item will go the P & Z Board, not the Director of Planning.
25. After reviewing the request for modification of the outdoor storage
setback standard that was submitted to the City by the applicant for
review, several questions or observations arise:
a. # 1, page 1: "The original building plan showed it this way and was
approved."
There is no original building plan (or any other plan)
for Lots 1 & 2 of Evergreen Park.
b. #6, page 1: "Granting of this request would result in a better
looking facility."
Based on the requirements of the LUC, this facility
would have to look as good, if not better, than the
proposed plan.
C. # 1, page 2: "A solid 6' cedar fence at street frontage has been
added to screen the facility would be better than the
chain link fence providing no screening."
As per Section 3.8.11 [ 11 of the LUC, a chain link fence
is not an option and, therefore, the comparison is
irrelevant.
d. #5, page 2: "The cedar wood fence is more appealing than the
chain link fencing."
Again, as per Section 3.8.11 [ 1 ] of the LUC, a chain link
fence is not an option and, therefore, the comparison
is irrelevant.
26. Based on a recent visit to the site it was discovered that a chain link
fence had recently been placed around the entire property of Lots 1 & 2
of Evergreen Park, the site had been graded and surfaced with gravel,
and storage of vehicles has been and is taking place. The site work and
storage of vehicles, prior to approval of the current development request,
is in violation of the City's Land Use Code. In light of this, it is difficult to
consider a modification of required standards in the LUC (requesting
sub -standard setbacks and screening for an outdoor storage facility) and
to make a favorable recommendation to the Planning and Zoning Board.
This completes the staff comments at this time. Additional comments will be
forthcoming as they are received from City departments and outside reviewing
agencies.
Under the development review process and schedule there is no revision date
mandated by the City. The amount of time spent on revisions is up to the
applicant. Upon receipt, the revisions will be routed to the appropriate City
departments and outside reviewing agencies, with their comments due to the
project planner no later than the third weekly staff review meeting (Wednesday
mornings) following receipt of the revisions. At this staff review meeting the
item will be discussed and it will be determined if the project is ready to go to
the Planning and Zoning Board for a decision. If so, will be scheduled for the
nearest Board hearing date with an opening on the agenda.
Please return all drawings red -lined by City staff with submission of your
revisions. The number of copies of revisions for each document to be
resubmitted is on the attached Revisions routing Sheet. You may contact me at
221-6341 to schedule a meeting to discuss these comments.
Sincerely, /
*eve
Project Planner
cc: Engineering
Stormwater Utility
Zoning
Light & Power
Water/ Wastewater
Stewart & Associates
Project File
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: November 9, 1998 TO: Building Inspection
PROJECT: #50-91D Evergreen Park, Lots 1 & 2, The Toy
Shed - Type 1 (LUC) - PDP
All comments must be received by Steve Olt no later than the staff
review meeting:
December 2, 1998
Accessible exterior wheelchair routes and parking facilities shall be provided with each phase of the
development in accordance with Uniform Building Code Chapter 11, Appendix Chapter 11, Division I and
the American National Standards Institute Publication Al17.1-1992 titled Accessible and Usable Buildings
and Facilities. Accessible parking spaces are eight feet wide with a five feet wide adjacent access aisle.
Slopes for parking and access aisles shall not exceed 1:50 in any direction. Accessible parking spaces shall
be located on the shortest possible route from adjacent parking to an accessible building entrance.
Buildings larger than 5000 square feet shall be equipped with an automatic fire -suppression system
throughout in accordance with Uniform Building Code Section 904? 2 as amended by the City of Fort
Collins.
Buildings (new construction) shall be designed to comply with the Fort Collins Energy Codes. The
residential code is an amended version of the 1995 Model Energy Code and the nonresidential code is
based on ASHRAE/IES (American Society of Heating, Refrigerating and Air-conditioning
Engineers/Illuminating Engineering Society) 90.1-1989.
Date:' to ) 1Qci 1
Signature:
CHECK HERE )F YOU WISH TO RECEIVE COPIES OF REVISIONS
_ pig _ Sk _ Drainage Report
_ Utility _ Redline Utl�t' y _ Iandscape
Odler
Citv of Fort Collins
City of Fort Collins
Water UL--.ies
Stormwater • Water • Wastewater
Water Conservation Standards for Landscapes
COMMENT SHEET
Project Name: TO � lamed
Date of Review:
Reviewed By: Laurie D'Audney, Utility Education Specialist, 221-6877
I have reviewed this landscape plan and it does not comply with the standards marked below.
Landscape Plan Requirements
1. The landscape plan shall contain a general note calling for the review and approval by the City
of Fort Collins of any required landscape irrigation system, prior to the issuance of a Building
Perm it.
4r2. 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.).
3. Mulches 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 percent within 5 years of planting.
(more)
PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6681