HomeMy WebLinkAboutFile Documents.427 Rio Grande Pl.0016.2019 (77).ACBKWELS Markup #2
Page: [1] IR - ACO Plaza Level-IR-0
Author: rickma
Date: 7/23/2019 12:30:22 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
7.5 gal//SF/season is a requirement of WELS Section 4.3.1-Water Budget. Irrigation and/or landscape plans should be adjusted to
meet that Standard
[1] IR - ACO Plaza Level-IR-0 (6)
Page: [1] IR - ACO Plaza Level-IR-0
Author: rickma
Date: 7/23/2019 1:22:45 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
There should be elevation change given the location of the water source relative to the elevation of Galena Plaza above it.
Page: [1] IR - ACO Plaza Level-IR-0
Author: rickma
Date: 7/23/2019 4:13:05 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
The irrigation zones and valves for the Mill St. parking lot area served by raw water should be in the water budget analysis
calculation, as per WELS Section 4.3.1 (a).
Page: [1] IR - ACO Plaza Level-IR-0
Author: rickma
Date: 7/23/2019 1:02:14 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
There appears to be far more than 10 feet of mainline to serve the project. Please revise.
32365 363676
11.2
7.5 gal//SF/season is
a requirement of
WELS Section
4.3.1-Water Budget.
Irrigation and/or
landscape plans
should be adjusted to
meet that Standard
There should be
elevation change
given the location of
the water source
relative to the
elevation of Galena
Plaza above it.
27) / Park Zone 4
ne 4 (Existing A17-20)Medium 0.65 Overhea
TAL
ERAGE IRRIGATION WATER NEED - ALL ZONES* - In gallons/sq. ft./season
he average must be less than the Maximum Applied Water Budget of 7.5 gallons/sq.ft./sea
The irrigation zones
and valves for the Mill
St. parking lot area
served by raw water
should be in the water
budget analysis
calculation, as per
WELS Section 4.3.1
(a).
There appears to be
far more than 10 feet
of mainline to serve
the project. Please
revise.
Page: [1] IR - ACO Plaza Level-IR-0
Author: rickma
Date: 7/23/2019 4:08:33 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
Please clarify what "Park Zone" is referring to and reference on the hydrozone plans
Page: [1] IR - ACO Plaza Level-IR-0
Author: rickma
Date: 7/23/2019 1:03:23 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
There is a backflow prevention device in the system. There should be pressure loss from BFP included in the calculations
Page: [2] IR - ACO Plaza Level-IR-1
Author: rickma
Date: 7/19/2019 7:53:41 AM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
These areas are shown on Sheet L8B-01 as grass, whereas these appear to be planting beds. Revise accordingly.
[2] IR - ACO Plaza Level-IR-1 (2)
Page: [2] IR - ACO Plaza Level-IR-1
Author: rickma
Date: 7/19/2019 8:04:56 AM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
WELS Section 5.2.3 does not allow overhead sprinklers for narrow or irregularly shaped areas less than ten feet in any direction,
including for turf. Revise accordingly.
Hydrozone Plant Water Use
Zone 1 (A3-5,10,11) /
Park Zone 3 & 5 Cool Season
Zone 2 (A9,13)Cool Season
Zone 3
(A1,2,6,8,12,14-16,21-2
5,27) / Park Zone 4
Medium
Zone 4 (Existing A17-20)Medium
TOTAL
AVERAGE IRRIGATION WATER NEED - ALL ZON
* The average must be less than the Maximum
Please clarify what
"Park Zone" is
referring to and
reference on the
hydrozone plans
There is a backflow prevention device
in the system. There should be
pressure loss from BFP included in the
calculations
11
1"
A6
7.52
Inline1"
A7
12.4
Turf 30301"
A8
14.0
Tree
1"
A9
2.50
Turf
30
30
3.0
3.0
3.0
These areas are
shown on Sheet
L8B-01 as grass,
whereas these
appear to be planting
beds. Revise
accordingly.
"1
Turf
30
1.5
3.0
1.5WELS Section 5.2.3
does not allow
overhead sprinklers
for narrow or
irregularly shaped
areas less than ten
feet in any direction,
including for turf.
Revise accordingly.
Page: [4] IR - ACO Street Level-IR-3
Author: rickma
Date: 7/30/2019 4:16:08 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
Valves A24- A27 are connected to the Galena Plaza water source, as depicted on this plan and referenced in Note #4. Please clarify
Notes and Plans.
[4] IR - ACO Street Level-IR-3 (1)
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 7/30/2019 4:17:00 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
The intent and language of the WELS Ordinance is designed to not only review new landscapes, but to have the opportunity to bring
existing landscapes and irrigation systems into compliance, whereby making more landscapes water-efficient and sustainable over
time. The only way the actual water need/use (and landscaping) on a particular site/property can be determined is to include all
irrigated landscape areas in plans and calculations, which in this case would include the playing field and park areas.
The following WELS Sections support the statement above:
Section 3.1.2 (c) states: “Total landscape area and total irrigated area” shall be included in the Landscape and Irrigation
Documentation Package.
Section 4.3.1 states: “all irrigated landscaped areas must be included in the water budget”.
That said, connecting the Mill St. irrigation zones/system with the project's primary water source (in Rio Grande garage), whereby
having a single point of connection for the entire project and avoiding any direct interaction with the raw water irrigation system for
the Rio Grande playing field and adjacent park areas, could be an option.
[5] IR - ACO Street Level-IR-4 (7)
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 7/15/2019 10:38:13 AM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
These two trees are not depicted on Sheet L8A-01 or L1-01. Revise plans to be consistent.
411"
411"
1"
A2220.0
Tree
1"
A236.90
Inline
1"
A276.30
Inline
1"
A24Drip
Pots
1"
A258.00
Tree
1"
A2612.0
Turf
30
30
30
30
30
30
10
10
10
10
1
2
3
4
5
6
7
8
9
10
11
RI
O
G
R
A
N
D
E
P
L
A
C
E
Valves A24- A27 are
connected to the
Galena Plaza water
source, as depicted
on this plan and
referenced in Note
#4. Please clarify
Notes and Plans.
1"
1
4.44
Turf
8
9
10
M
The intent and language of the WELS Ordinance is designed to not only review new
landscapes, but to have the opportunity to bring existing landscapes and irrigation systems
into compliance, whereby making more landscapes water-efficient and sustainable over time.
The only way the actual water need/use (and landscaping) on a particular site/property can be
determined is to include all irrigated landscape areas in plans and calculations, which in this
case would include the playing field and park areas.
The following WELS Sections support the statement above:
Section 3.1.2 (c) states: “Total landscape area and total irrigated area” shall be included in the
Landscape and Irrigation Documentation Package.
Section 4.3.1 states: “all irrigated landscaped areas must be included in the water budget”.
That said, connecting the Mill St. irrigation zones/system with the project's primary water
source (in Rio Grande garage), whereby having a single point of connection for the entire
project and avoiding any direct interaction with the raw water irrigation system for the Rio
Grande playing field and adjacent park areas, could be an option.
N.
M
I
L
L
S
T
R
E
These two trees are not
depicted on Sheet L8A-01
or L1-01. Revise plans to be
consistent.
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 7/25/2019 7:01:37 AM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
Verify that the "Park system" has functioning master valve and flow sensor with Park's Maintenance Staff
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 7/15/2019 7:36:11 AM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
There are two large evergreens to remain in this approximate location (See Sheet L8A-01 & L1-01). Irrigation lines should be
designed and installed to optimize irrigation coverage and avoid impacting tree roots.
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 7/23/2019 12:25:48 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
There are six aspen trees depicted on Sheet L8A-01. Please revise irrigation or planting plan to be consistent.
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 8/1/2019 10:01:59 AM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
The available static water pressure and design water pressure at this connection are not identified in Construction Note #8, as stated
by the applicant in their Round 1 written responses, nor are they included in the Pressure Loss chart on Sheet IR-0. Please provide
this information, as per WELS Section 5.3.1 (b).
6
7
8
9
10
11
Verify that the "Park
system" has functioning
master valve and flow
sensor with Park's
Maintenance Staff
There are two large
evergreens to remain
in this approximate
location (See Sheet
L8A-01 & L1-01).
Irrigation lines should
be designed and
installed to optimize
irrigation coverage
and avoid impacting
tree roots.
411"
2 "411"11
1"
2
2.30
Turf
30
9
There are six aspen
trees depicted on
Sheet L8A-01. Please
revise irrigation or
planting plan to be
consistent.
411"
411"
2"411"411"
1.5"
543.9
Turf
1"
14.44
Turf
1"
63.90
Turf
1"
22.30
Turf
30
30
30
1"
322.2
Turf
1"
49.00
Tree
30
30
8
9
9
9
10
9
9
M
Turf
14A1
1"
30
F
1.5
2.0
2.5
3.0
4.0
5.0
6.0
8.0
A
1
2
3
4
5
6
7
8
9
MA
T
C
H
L
I
N
E
:
S
E
E
S
H
E
E
T
I
R
-
3
RI
O
G
R
A
N
D
E
P
L
A
C
E
The available static water pressure and
design water pressure at this connection
are not identified in Construction Note #8,as stated by the applicant in their Round
1 written responses, nor are they included
in the Pressure Loss chart on Sheet IR-0.Please provide this information, as per
WELS Section 5.3.1 (b).
Page: [5] IR - ACO Street Level-IR-4
Author: rickma
Date: 7/23/2019 12:27:11 PM
File Name: Plan Set.Irrigation.425 Rio Grande
Place.2019.06.21.pdf
A relatively new sleeve for irrigation mainline from Rio Grande field is located in this approximate area, not to the east as depicted.
Please revise drawing to reflect this location, if connected to playing field system.
Page: L0-02A STREET LEVEL SOFTSCAPE REFERENCE
PLA
Author: rickma
Date: 7/19/2019 12:23:15 PM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
These two planting beds are not irrigated as per irrigation plans. Please clarify.
L0-02A STREET LEVEL SOFTSCAPE REFERENCE PLA (1)
Page: L1-01 TREE PROTECTION/ REMOVAL PLAN
Author: rickma
Date: 7/19/2019 12:06:43 PM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
Two evergreen trees are to remain as per City Forester
L1-01 TREE PROTECTION/ REMOVAL PLAN (1)
Page: L7-01 SITE DETAILS
Author: rickma
Date: 7/30/2019 4:07:52 PM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
Please indicate on the planting plans where these planted joints are located. Will these areas be irrigated?
L7-01 SITE DETAILS (1)
411"
1"
2
2.30
Turf
30
9
MIL
L
S
T
R
E
E
T
A relatively new sleeve for
irrigation mainline from Rio
Grande field is located in
this approximate area, not
to the east as depicted.
Please revise drawing to
reflect this location, if
connected to playing field
system.
7883
PROPOSED
CITY OFFICES
ILL STREET
HOUSING
These two planting beds
are not irrigated as per
irrigation plans. Please
clarify.
TR-1
TR-2
TR-3
TR-4
TR-5
RI
O
G
R
A
N
D
E
P
L
A
C
E
RIO GRANDE PARK
MILL STREET
HOUSING
BANK
N M
I
L
L
S
T
R
E
E
T
29" AspenImpacted bynew sidewalkalignment
9" MaplePlanting island is removedto maintain parking count
10.5" Maple
Impacted bybuildingconstruction
13" Austrian Pine
21" CottonwoodImpacted bynew short-termparking
5" AspenImpacted byre-grading forstormwater bioswale
17" CottonwoodImpacted by main entrysite improvements
10" Maple
8" Maple
Impacted by
new pedestriansidewalks
7" MapleImpacted by constructionof new staircase
7" MapleImpacted by constructionof new staircase
2 TYP
1 Existing tree to remain. Do not disturb. Protect in place.
PLANT PROTECTION AND REMOVAL REFERENCE NOTE
2 Existing tree to be removed, including roots and stump, and legally dispo
3 Existing planting area to be removed, including but not limited to: irrigatio
topsoil, river cobble and edging.4 Existing tree to be relocated. Location TBD by City Forester.
NOTE: Trees removed: 22. Total caliper removed: 295.5"
Trees transplanted: 5. Total caliper transplanted: 51.5"
SITE DETAIL KEYNOTES:DETAIL /SHEET
9.0 PLANT AND LANDSCAPE
9.1 Tree Protection Fencing 1 / L10-019.2 Deciduous Tree Planting 2 / L10-019.3 Deciduous Tree Planting on Slope 3 / L10-019.4 Shrub Planting 4 / L10-019.5 Perennial Planting 1 / L10-029.6 Metal Edging 2 / L10-029.7 Planting Soil Condition Type 1_Non roof 3 / L10-029.8 Planting Soil Condition Type 2_Roof 4 / L10-029.9 Planting Soil Condition Type 3_Bioretention 5 / L10-029.10 Turf 6 / L10-02
1
7" MapleImpacted bytransformer
TYP
10.1
16" Multi-stem AspenImpacted by main entry siteimprovements
8" Maple
13" Austrian Pine
13" Austrian PineImpacted by re-grading
for stormwater bioswale
15" Multi-stem AspenImpacted by building footprint
17" AspenImpacted by building footprint
20" Mutli-stem AspenImpacted by re-grading forrequired stormwater bioswale
14" AspenImpacted by building footprint
8" Aspen
29" Multi-stem Aspen
16" Multi-stem AspenImpacted by building
footprint
10" MapleImpacted by
building footprint
3 TYP
4 4
4
4
47.5" Maple7" Maple
10" MapleImpacted bybuildingconstruction
MILLSTREETLOT
Two evergreen trees
are to remain as per
City Forester
ted Joints 1.5
COMPACTED SUBGRADE
2" COMPACTED SAND SETTING BED
COMPACTED CRUSHED
AGGREGATE BASE
1.1
VA
R
I
E
S
.
S
E
E
P
L
A
N
.
POURED IN PLACE CONCRETE
PLANTING SOIL
Please indicate on the planting plans where these
planted joints are located. Will these areas be
irrigated?
Page: L7-02 SITE DETAILS
Author: rickma
Date: 7/19/2019 12:34:54 PM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
Please indicate on the planting plans where these pavers with planted joints on green roof are located
L7-02 SITE DETAILS (1)
Page: L8B-01 PLANTING PLAN
Author: rickma
Date: 7/23/2019 12:13:56 PM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
These areas are depicted as being in-line drip irrigated on Sheet IR-1 and appear to be planting beds, not fescue grass. Please
revise accordingly.
L8B-01 PLANTING PLAN (1)
Page: L12-A 1 STREET LEVEL HYDROZONE PLAN
Author: rickma
Date: 7/15/2019 8:18:33 AM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
The plans and water budget call out this grass blend as a medium water use. The water use may depend on the species of fescue in
the mix. Revise plans and/or budget calculations accordingly
L12-A 1 STREET LEVEL HYDROZONE PLAN (4)
Page: L12-A 1 STREET LEVEL HYDROZONE PLAN
Author: rickma
Date: 7/19/2019 12:17:38 PM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
This hydrozone is not shown in irrigation plans. Please clarify how this zone will be served.
A
JO
50%
100
PER
CITY
CITY
CONCRETE UNIT PAVER
PLANTING SOIL
SAND SETTING BED
CONTINUOUS GREEN ROOF
MEMBRANE ASSEMBLY
CONCRETE SLAB SLOPED TO DRAIN
FILTER FABRIC
DRAINAGE BOARD
Please indicate on
the planting plans
where these pavers
with planted joints on
green roof are located
PROPOSED
CITY
OFFICES
(17) CS-5
(33) CS-5
(2,762
(100) GO
(120) GO
These areas are
depicted as being
in-line drip irrigated
on Sheet IR-1 and
appear to be planting
beds, not fescue
grass. Please revise
accordingly.
CHARLES
CUNNIFF
ARCHITE
DESIGN WORK
Landscape Architecture · L
Urban Design · Tourism
Aspen, CO 8161
120 E. Main St.
Asheville · Aspen · Austin · Chicago ·
· Houston · Lake Tahoe · Los Ange
Water Requirements
(*per GreenCO-CSU)
Medium Water Use Hydrozone Plant List
Populus tremuloides Quaking Aspen Medium
Cornus sericea 'Farrow' ARCTIC FIRE Red Twig Dogwood Medium
Spirea betulifolia 'Tor'Birchleaf Spirea Medium
Common NameBotanical Name
Populus angustifolia Narrowleaf Cottonwood Medium
Malus 'Spring Snow'Crabapple Medium
Aegopodium podagraria Bishop's Weed Medium
Calamagrostis x acutiflora 'Karl Foerester'Feather Reed Grass Medium
Galium odoratum Sweet Woodruff Medium
Salvia sylvestris 'May Night'May Night Meadow Sage Medium
High Water Use Hydrozone Plant List
Grass Blend No Mow Fescue High
Turf Grass Kentucky Blue Grass High
MEDIUM WATER USE (4,499 SF)
HYDROZONE LEGEND
HIGH WATER USE (21,338 SF)
The plans and water
budget call out this
grass blend as a
medium water use.
The water use may
depend on the
species of fescue in
the mix. Revise plans
and/or budget
calculations
accordingly
PROPOSED
CITY OFFICES
This hydrozone is not
shown in irrigation plans.
Please clarify how this
zone will be served.
Page: L12-A 1 STREET LEVEL HYDROZONE PLAN
Author: rickma
Date: 7/15/2019 8:16:51 AM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
KBG is rated Very High water use. Revise plans to be Very High for KBG to be consistent with the water budget calculations (IR-0)
Page: L12-A 1 STREET LEVEL HYDROZONE PLAN
Author: rickma
Date: 7/15/2019 8:20:17 AM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
Please list the species in this mix by common and botantical names
Page: L12-B 1 PLAZA LEVEL HYDROZONE PLAN
Author: rickma
Date: 7/15/2019 8:08:26 AM
File Name: Plan Set.Landscape.425 Rio Grande
Place.2019.06.07.pdf
Cool season turf grass is rated Very High (VH) @.90 plant factor. Revise plans to be consistent with the water budget calculations
(IR-0)
L12-B 1 PLAZA LEVEL HYDROZONE PLAN (1)
DESI
Landscap
Urban
Asheville · A
Medium Water Use Hydrozone Plant List
Populus tremuloides Quaking Aspen Medium
Cornus sericea 'Farrow' ARCTIC FIRE Red Twig Dogwood Medium
Spirea betulifolia 'Tor'Birchleaf Spirea Medium
Populus angustifolia Narrowleaf Cottonwood Medium
Malus 'Spring Snow'Crabapple Medium
Aegopodium podagraria Bishop's Weed Medium
Calamagrostis x acutiflora 'Karl Foerester'Feather Reed Grass Medium
Galium odoratum Sweet Woodruff Medium
Salvia sylvestris 'May Night'May Night Meadow Sage Medium
High Water Use Hydrozone Plant List
Grass Blend No Mow Fescue High
Turf Grass Kentucky Blue Grass High
MEDIUM WATER USE (4,499 SF)
HYDROZONE LEGEND
HIGH WATER USE (21,338 SF)
KBG is rated Very
High water use.
Revise plans to be
Very High for KBG to
be consistent with the
water budget
calculations (IR-0)
Water Requirem
(*per GreenCO-
Medium Water Use Hydrozone Plant List
Populus tremuloides Quaking Aspen Medium
Cornus sericea 'Farrow' ARCTIC FIRE Red Twig Dogwood Medium
Common NameBotanical Name
High Water Use Hydrozone Plant List
Grass Blend No Mow Fescue High
Turf Grass Kentucky Blue Grass High
Please list the
species in this mix by
common and
botantical names
DESIG
Landscape
Urban
Asheville As
(*per GreenCO-CSU)
dium Water Use Hydrozone Plant List
pulus tremuloides Quaking Aspen Medium
nus sericea 'Farrow' ARCTIC FIRE Red Twig Dogwood Medium
rea betulifolia 'Tor'Birchleaf Spirea Medium
pulus angustifolia Narrowleaf Cottonwood Medium
us 'Spring Snow'Crabapple Medium
gopodium podagraria Bishop's Weed Medium
amagrostis x acutiflora 'Karl Foerester'Feather Reed Grass Medium
ium odoratum Sweet Woodruff Medium
via sylvestris 'May Night'May Night Meadow Sage Medium
h Water Use Hydrozone Plant List
ss Blend No Mow Fescue High
f Grass Kentucky Blue Grass High
MEDIUM WATER USE (4,499 SF)
YDROZONE LEGEND
HIGH WATER USE (21,338 SF)
Cool season turf
grass is rated Very
High (VH) @.90 plant
factor. Revise plans
to be consistent with
the water budget
calculations (IR-0)