HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - CORRESPONDENCE - (3)Rigden Farrt., Tenth Filing — Spectrum Independent Livi, _ .,acility PDP
Second Submittal
March 30, 2005
Page 7
60. The applicants should coordinate this project with the Rigden Farm,
Northwest Roads project.
61. Easements are needed for the water main.
62. A 30' wide easement is needed for the sanitary sewer main.
63. A utility coordination meeting is strongly suggested.
TRANSPORATION PLANNING:
64. Where there is an attached sidewalk to the parking stalls the sidewalk should
be 6' in width, unless curb stops are provided to prevent overhang on the
sidewalk. This is to protect clear pedestrian movement (and needed width)
on the sidewalk.
Thank you for your assistance in moving this project forward in the most expedient
manner.
Sincerely,
Lynn A. Moore, FASLA
Principal
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Rigden Fan.., i enth Filing — Spectrum Independent Livi. _ iacility PDP
Second Submittal
March 30, 2005
Page 6
Comment acknowledged — refer to responses on redlines.
Show all water and sewer lines on the landscape plans. Include the standard
general notes on the landscape plans pertaining to landscape/utility
separation distance and utility locates prior to planting.
Utilities and notes included on Landscape Plan.
43. See site, landscape, and utility plans for other comments.
Comment acknowledged.
ZONING (JENNY NUCKOLS):
44. Remove topography lines from Final site plan.
Topography lines removed.
45. On site plan, not building envelopes, footprints, dimensions.
Building envelopes, footprints, and dimensions noted on site plan.
46. FYI — the van accessible handicap spaces need to be signed as van
accessible.
Comment acknowledged.
47. No handicap ramps are being shown where the sidewalk meets the entrance
off of Limon Drive.
Comment acknowledged — refer to responses on redlines.
48. Please note vehicle backup distance in the parking lot areas.
The backup distances have been noted.
49. Need to call out other plantings on landscape plan. Only the trees are being
identified.
All plantings have been identified on the Landscape Plan.
50. Are there any "Planting Notes"? I did not see any.
Notes have been included on the Landscape Plan.
51. Shadow analysis required on buildings over 40' in height.
Comment acknowledged — a shadow analysis has been provided with the
revised documents.
COMMENTS FROM STAFF REVIEW MEETING 2/23/2005
*All of the following comments have been addressed within the body of the
letter.
ENGINEERING:
52. The applicants should coordinate this project with the Rigden Farm,
Northwest Roads project.
53. Pedestrian ramps need to be added on Kansas Drive.
54. The Rigden Farm, Northwest Roads project needs easements on this
property.
STORMWATER:
55. The applicants should coordinate this project with the Rigden Farm,
Northwest Roads project.
56. There could be a utility and street tree separation conflict. A utility
coordination meeting is strongly suggested.
57. The storm sewer should be "lightly" shown on the Landscape Plan.
WATER/WASTEWATER:
58. The independent living cottages may need separate meters.
59. The proposed 8" water line into the cottages should be a 6" line.
Rigden Fan.., Tenth Filing — Spectrum Independent Livi. Facility PDP
Second Submittal
March 30, 2005
Page 5
All walks adjacent to head -in parking have been widened to 6 feet.
31. The internal pedestrian network is, no the whole, very nice. However, I do
have a suggestion that I wish to discuss in detail. Unfortunately I will not be
present for staff review on 2/23/05. Basically this is a suggestion that a main
pedestrian access route be created from the entry on Kansas, through the
center of the site (mainly following the proposed sidewalks along the drive
aisle) but then crossing the center drive aisle (coming N from Limon Drive)
into the landscaped island of the parking areas SE of the main building, and
on to the building entrance. The redlines on the utility plans will go a long
way toward explaining what I'm suggesting.
Pedestrian access added, please refer to Site Plan.
32. What is the purpose of the ramps leading from the "public sidewalk" on
Kansas Drive to the "on -site" sidewalk at the drive aisle off of Kansas? Is
there a grade change that is making these necessary?
Comment acknowledged— refer to responses on redlines.
33. There are several locations internal to the site where it would seem we need
to have some crosswalk treatments. These are at the main drive aisle
crossings. See redlined utility plans for the exact locations.
Comment acknowledged — refer to responses on redlines.
34. This project should provide an exclusive pedestrian access ramp at the drive
aisle entrance (north side) to Kansas Drive. This ramp will need to align
with the ramp on the east side of Kansas Drive at this location.
Comment acknowledged — refer to responses on redlines.
WATER WASTEWATER (ROGER BUFFINGTON):
35. Provide separate water/sewer services for each unit in the duplexes and the
triplex. The water services may be split at the normal curb stop location with
individual curb stops and meter pits installed for each unit at that point (use
the City detail). The sewer services for each unit must be separate to the
public sewer main.
Comment acknowledged — refer to responses on redlines.
WATER WASTEWATER (JEFF HILL):
36. Coordinate with the developer of the Rigden Farms, Northwest Road plans to
eliminate unnecessary manholes and street cuts.
Comment acknowledged — refer to responses on redlines.
37. Water services may not be PVC from the main to a point 5 feet downstream
of the meter pit.
Comment acknowledged — refer to responses on redlines.
38. Provide 30 feet utility easements for all sanitary sewer mains and 20 feet for
all water mains. Provide utility easements for all fire hydrants and curb stop.
Comment acknowledged — refer to responses on redlines.
39. Show and label locations of gas and electric.
Comment acknowledged — refer to responses on redlines.
40. Would a 6-inch water main into the duplex portion of this development not
be adequate?
Comment acknowledged — refer to responses on redlines.
41. List all inverts into all proposed sanitary sewer man holes (including service
inverts).
Comment acknowledged — refer to responses on redlines.
42. Include all standard water and sewer general details with the next submittal.
Rigden Fan.., Tenth Filing — Spectrum Independent Liva. _ Facility PDP
Second Submittal
March 30, 2005
Page 4
21. Please coordinate the construction of facilities that serve this development
with the construction of Iowa Drive, it is recommended that stub outs be
done for this project by the contractor building the Iowa Drive storm sewer in
order to minimize future street cuts.
Comment acknowledged.
22. The report calculates percent of imperviousness for this site. However no
comparison is made to what percentages were used in the modeling of
Rigden Farm Filing 6 which is the most up to date model for this area.
Please provide tables in text of report what was assumed in the Filing 6
model and discuss how this site fits within those modeling criteria. Check
for flows from this site and compare to flows accounted for in the Rigden
Filing 6 drainage model.
Comment acknowledged — refer to responses on redlines.
23. Please show proposed storm line near the entrance to the site off of Kansas
Drive on the Landscape Plan. Check for conflict between proposed storm
line and proposed street trees.
The storm line is shown on the landscape plan. All trees and utilities have
been checked for conflicts.
24. Please place the proposed storm line near the entrance on Kansas Drive
within a drainage easement.
Comment acknowledged — refer to responses on redlines.
25. The site uses extensively ADS lines that are connected to the street through
sidewalk chases. These will constitute maintenance problems for the City,
please tie your drainage system whenever possible to an inlet by a pipe
system, such as on Iowa Drive, rather than draining into the street through a
series of sidewalk chases. In other cases multiple outlets can be combined
into a single chase.
Comment acknowledged — refer to responses on redlines.
26. The proposed line from the entrance along Kansas Drive to the existing inlet
should be moved further away from the building. It looks like this line will
conflict with potential electrical lines and with street trees placement.
Comment acknowledged — refer to responses on redlines.
27. A utility coordination meeting is recommended in order to discuss storm line
alignment and potential conflicts with trees and other utilities.
A utility coordination meeting was conduction on 31412005.
28. Please provide manholes at all storm sewer changes in direction. Pipe
profiles will be needed at final.
Comment acknowledged — refer to responses on redlines.
29. The ADS drain direct connection into the storm drain in Iowa Drive would
no be allowed as shown. Please connect at a manhole, and any storm sewer
in the right of way should be RCP. Coordinate construction of tie in with
construction of the storm sewer in Iowa Drive.
Comment acknowledged — refer to responses on redlines.
TRANSPORTATION PLANNING (DAVID AVERILL):
30. 6 foot sidewalks are required when adjacent to head -in parking, unless wheel
stops are being provided. Wheel stops are fine, but they need to be called out
specifically on the utility and site plans so that we know this is the
applicants' intention. See redline utility plans for locations where this
comment applies.
Rigden Fan,., fenth Filing — Spectrum Independent Livi. r acility PDP
Second Submittal
March 30, 2005
Page 3
13. Of particular concern to Engineering is the numerous street cuts to Iowa
Drive and Limon Drive for utility services, which will be brand new streets
constructed with the Rigden Farm, Northwest Roads project. This project
should coordinate with the Rigden Farm, Northwest Roads developer to have
the utility services installed with those plans, prior to completion of the road
Comment acknowledged — refer to responses on redlines.
LIGHT & POWER (MONICA MOORE):
14. Street trees need to maintain minimum clearances from streetlights. (15 ft.
from ornamental trees and 40 ft. from shade trees.) Contact Light and Power
to initiate street lighting design.
Comment acknowledged.
15. Standard electric development charges and policies will apply for this
development.
Comment acknowledged.
16. Utility plan only shows I electric transformer. Will need to coordinate
transformer for cottages as well. Transformer locations must be located
within 10 ft. of a paved surface and accessible by an electric line truck. Will
need to provide a Commercial Service Form for each building in order to
determine transformer sizing. Contact Light and Power to obtain form.
Comment acknowledged — refer to responses on redlines.
17. Electric meter locations will need to be coordinated with Light and Power.
Electric service for the duplex and triplex cottages will come from Kansas
Drive. Electric lines must maintain minimum clearances to other utilities.
(10 ft. clearance from water and sewer lines and 5 ft. from gas lines.) Gas
and electric meters will also need to be located on opposite ends of the
buildings.
Comment acknowledged.
18. A utility coordination meeting is strongly encouraged.
A utility coordination meeting was conducted on 31412005.
NATURAL RESOURCES (DOUG MOORE):
19. The layout and details of the trash enclosure will need to be shown in the
utility plans.
Trash enclosure details have been included on the utility plans.
POLICE (JOSEPH GERDOM):
20. Walkway along East and SE corner subject to 0.5 fc. Garage unit at Limon
Drive should be relocated — backing/congestion problems this close to access
point. Lighting levels at Limon and Iowa Drive access are below 1.0 fc. As
noted, Plant Schedule not fully noted on plan. Building foundation plantings
should be low — avoid mature plant materials that would obscure ground
floor windows.
Lighting bollards added along walkway at East and SE corner to provide
minimum of 0.5 fc. Lighting fixtures at Limon and Iowa Drive access have
been adjusted to provide minimum of 1.0 fc. Garage located 40' from
flowline of Limon Drive. All foundation plantings will be less than 3 ft.
STORMWATER UTILITY (BASIL HAMDAN):
Rigden Fan._, Tenth Filing — Spectrum Independent Livi. _ . acility PDP
Second Submittal
March 30, 2005
Page 2
5. Laurie D'Audney of the Water Utility, representing water conversation
requirements, is forwarding a COMMENT SHEET and the City's Water
Conservation Standards for Landscaping and Irrigation Systems to the
applicants.
Comment acknowledged.
6. The Subdivision Plat should be titled Rigden Farm — Tenth Filing, not
Rigden Farm, Tract R. Also, see Marc Virata's comment #24 (this page).
Comment acknowledged — refer to responses on redlines.
7. Len Hilderbrand of Xcel Energy (Public Service Company) offered the
following comments:
• The applicants will need to coordinate closely with Public Service
Company on meter locations. The meters will need to be stacked
and grouped at one location.
• Please contact Stephanie, at (970) 225-7828, to schedule and
coordinate installations of gas mains, services, and meters.
Comment acknowledged — refer to responses on redlines.
8. Don Kapperman of Comcast Cable TV has indicated that they have no
problems with the easements on this project as long as they go joint trench
with either power or telephone. Comcast will need to know where the points
of entry to the buildings are and how the prewire is going to be run.
Comment acknowledged — refer to responses on redlines.
ENGINEERING (MARC VIRATA):
9. All plan documents should have the same title (add "Spectrum Senior
Housing" to the plat and construction plans or remove it from the site and
landscape plans).
Comment acknowledged.
10. Why is there a need to use access ramps from the sidewalk along Kansas
Drive on both sides of the driveway leading to the internal pedestrian
system?
Access ramps have been eliminated.
11. The elimination of the access ramp on Kansas Drive that lines up with the
existing access ramp across the street appears odd. A preference would be to
realign the driveway such that the access ramp remains in place, however if
Transportation Planning is acceptable to the elimination of the access ramps
as presently shown, I offer no comment.
Comment acknowledged— refer to responses on redlines.
12. It was commented at conceptual review that with a 3 story building, PFA
would require a 30' fire lane, thought this may be waived provided other
methods were used to mitigate (such as a fire sprinkler system) as stipulated
in the Land Use Code. The response indicated that the building will be
provided with a fire sprinkler system, however has it been verified that PFA
agreed to this in lieu of 30' drive aisles? In general it should be verified the
specifics of the site design with PFA. An emergency access easement may
need to be dedicated on the plat if a fire lane is needed internal to the public
street system.
This item has been coordinated with PFA and revised plans comply with
the requirements.
March 30, 2005
Steve Olt, City Planner
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80524
RE: Rigden Farm, Tenth Filing — Spectrum Independent Living Facility PDP
Second Submittal
Dear Mr. Olt:
This letter is an accompaniment to our second submittal for the Rigden Farm, Tenth
Filing — Spectrum Independent Living Facility PDP. Please find enclosed the
following documents:
• City redlines.
• 12 copies of cover letter.
• 10 copies Site Plan.
• 10 copies Plat.
• 1 copy of Elevations.
• 11 copies of Landscape Plan.
• 7 copies of Utility Plans.
• 1 copy of Drainage Report.
• 2 copies of Site Electrical Plan.
• 5 copies of Shadow Study Plans.
We have addressed each comment in either a written or graphic form. The responses
are as follows:
CURRENT PLANNING (STEVE OLT):
1. Rick Lee of the Building Department has indicated that he is forwarding to
the applicants the various codes that his department will enforce. Also,
attached is his Project Comment Sheet.
Comments acknowledged — Please see the new Van Accessible Garage with
8' min side load area per 1998 ANSI on Architectural Sheet 4 of 4.
2. Please see Current Planning's red -lined Site Plan, Landscape Plan,
Architectural elevations, and Site Electrical Plan for comments.
Comment acknowledged — the red -lined plans have been addressed in the
revised documents.
3. The main building is proposed to be over 40' in height. The applicants must
submit the required documentation for a Building Height Review, per
Section 3.5.1(G) of the Land Use Code.
Please see the attached Architectural Shadow Study Plan and View Study
Sheet on pages] & 2 of 2.
4. A marked Landscape Plan from Tim Buchanan, the City Forester, and
attached comments are being forwarded to the applicants.
Comment acknowledged — the plans reflect the changes.
Davis Partnership P.C., Architects Denver Office: 2301 Blake Street- Suite 100 Denver Colorado 80205-2108 303.861.8555 Fax 303,861.3027
Vail Office: 0137 Main Street - Unit C106 Edwards Colorado 81632 970.926.8960 Fax 970,926.8961