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Home My WebLink AboutRIGDEN FARM, 12TH FILING - FDP - 56-98AQ - CORRESPONDENCE - (3)iRigden Farm 12'" Filing, Brooklyn Rowhouses Ph 2 Administrative Hearing Findings, Conclusions, and Decision February 12, 2007 Page 5 of 5 DECISION The Rigden Farm, 12th Filing, Brooklyn Park Rowhouses, Phase 2, Project Development Plan, #56-98AN, is hereby approved by the Hearing Officer subject to the following condition: At the time of Final Plan, the Applicant shall provide exterior front entry light fixtures with glazing of sufficient opacity to reduce glare consistent with the requirements of Section 3.2.4(D). Dated this 13th day of February, 2007 per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. `^ 6meron Gloss urrent Planning 1 Number: 97 Created: 3 / 20 / 2007 [3/20/071 Please revise the utility plan title block to remove "preliminary". Please provide a redundant overflow system in the outlet to direct runoff back into storm sewer in case of plugging. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 26 Created: 12/ 19/2006 [3/ 19/07] Curb stops must be located out of driveway areas. Schedule meeting to work out the curb stop/meter pit locations. It may be necessary to move Fire Hydrant to the west a bit and provide a small pocket easement off the drive to provide space for meter pits. [12/ 19/06] Move curb stops and meter pits on 1.5-inch water services for the three southeast buildings to the north near the drive. Curb stops must be within a utility easement. Be sure and return all red -lined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, A)em� Steve Olt City Planner cc: Susan Joy Longmeadow Holdings, LLC Illumination Planning, Ltd. Current Planning file #56-98AQ Page 9 Number: 100 Created: 3/ 21 / 2007 [3/21/07] 2-HOUR FIRE SEPARATION: Per the agreement between PFA and the applicant, two-hour fire separation walls are required between each unit. Two-hour fire separation shall extend the entire height/length of the walls, from grade to sub -roof. Number: 101 Created: 3/ 21 / 2007 [3/21/07] FIRE SAFETY DURING CONSTRUCTION: The project shall comply with applicable standards contained in IFC Chapter 14 - Fire Safety During Construction and Demolition. Department: Transportation Planning Issue Contact: David Averill Topic: Site Plan Number: 91 Created: 3/ 19/2007 [3/ 19/071 If the bike /ped path is to be widened to 10' for fire access, then we will need a break -away bollard installed so as to keep private vehicle traffic off of the trail. I've talked with PFA staff and this is alright with them. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Details Number: 96 Created: 3 / 20 / 2007 [3/20/07] Please revise the hinged rack detail to make it lockable. Topic: Drainage report Number: 110 Created: 3 / 23 / 2007 [3/23/07] Please provide calculations in the report as to the amount of flow assumed by JR Engineering's overall drainage plan for the Rigden farm area going to the north and south and compare these to actual flows from this site. Topic: Erosion Control Plan Number: 109 Created: 3 / 23 / 2007 [3/23/07] Please add standard City of Fort Collins erosion control notes. Topic: Grading Number: 94 Created: 3 / 20/ 2007 [3/20/07] Some grading is shown on the property to the north, a letter from that property owner agreeing to such work is needed. Topic: Utility Plans Number: 95 Created: 3/ 20/ 2007 [3/20/071 Please provide a detail of how the storm sewer will be tied into the existing inlet in Custer Drive. Page 8 Number: 79 Created: 3 / 6 / 2007 [3/6/07] Please provide stationing or dimension for all driveway intersections. Topic: Utility Plans - Utility Plans Number: 67 Created: 3/ 6/ 2007 [3/6/07] This might be a little difficult to make clear, but need to show the row being vacated and the proposed row. Right now the plans still show the old row. Please note that "ROW to be vacated by separate document:. Number: 68 Created: 3 / 6 / 2007 [3/6/07] Some scanning issues here, not many. I've highlighted them all in pink so you can fix them real easy. Thanks! Number: 74 Created: 3 / 6 / 2007 [3/6/07] Please provide a detail on how you propose to tie into the back of the inlet with the private -storm sewer. Department: Light & Power Issue Contact: Monica Moore Topic: Utility Plans - Utility Plans Number: 93 Created: 3 / 20 / 2007 [3/20/071 Previous comments still apply. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 42 Created: 12 / 20 / 2006 [3/21/07] Required signage, curb paint, access and pavement continuity shall be installed prior to the issuance of a certificate of occupancy during final inspection. [12/20/06] EMERGENCY ACCESS EASEMENT: Both drive aisles (private drives), in their entirety, shall be dedicated on the plat as an emergency access easement (fire lane), with a minimum width of 30 feet. The fire lanes shall be visible by painting and signage, and maintained unobstructed at all times. The homeowners association shall be responsible for maintaining the fire lane. Contract Carie Dann for more information, 416.2869. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 Number: 99 Created: 3/ 21 / 2007 [3/21/071 EMERGENCY USE OF THE TRAIL: Regarding Dave Averill's comment #91, PFA is requiring lift -out concrete bollards - one bollard at each end of the trail (two bollards total). The bollards shall meet the requirements specified in International Fire Code Section 312 - Vehicle Impact Protection. Also, the entire length of the trail/emergency access is required to be capable of supporting 40 tons (fire apparatus weight), on this property and the adjoining property, since the trail provides fire apparatus access, and apparatus may need to gain access from either end of the trail. Page 7 Topic: Utility Plans -Grading Number: 18 Created: 12/ 18/2006 [3/5/07] [12/ 18/06] Need to dimension all sidewalk widths and parkways, utility easements, EA easements, etc. You can provide a horizontal control sheet if you like (not required) - that way the plans will be legible and scan well. Number: 19 Created: 12/ 18/2006 [3/5/07] Please label all slope ratios in all locations. [12/ 18/06] Grading must be flat to nearly flat for a minimum of 2' behind the sidewalk. Grades can not exceed 4:1 where affecting public row. Some slopes are not meeting that requirement and some slopes are not labeled. Number: 69 Created: 3 / 6 / 2007 [3/6/07] Same comment from the utility sheet - Some scanning issues here, not many. I've highlighted them all in pink so you can fix them real easy. Thanks! Number: 71 Created: 3 / 6/ 2007 [3/6/07] The proposed 10' sidewalk that is tying into New Dawn will be hard to install to the property line as the angle creates this narrow little sliver. This will be a maintenance problem later on when the other property tries to match into it. You'll need to coordinate with this property owner anyway because they are not required to install a structural sidewalk for their project while yours does. New Dawn is only responsible for the 10' wide concrete sidewalk while Brooklyn needs to construct the structural sidewalk for the entire length. Your development may want to build the sidewalk in its entirety and then file a repay against New Dawn for the regular sidewalk portion. Or you could work this out with them directly. Think about it and then call me. Number: 72 Created: 3 / 6 / 2007 [3/6/07] Offsite grading has been proposed. Rather than providing an actual easement, Stormwater has agreed that a letter from New Dawn approving the grading changes is fine. OR, New Dawn needs to show your proposed grading on their plan sets as I've requested several times and that will avoid the need for any letter at all. Number: 76 Created: 3 / 6/ 2007 [3/6/07] Please provide spot elevations for all lot corners. Number: 77 Created: 3/6/2007 [3/6/07] Please provide the statement: The top of the foundation elevations shown are the minimum elevations required for protection from the 100- year storm. Page 6 Topic: Utility Plans - Cover Number: 64 Created: 3 / 6 / 2007 [3/6/07] Only need to provide the current month and year in the project date on the cover sheet. Topic: Utility Plans - Detail Sheet 8 Number: 73 Created: 3 / 6 / 2007 [3/6/071 Detail S3 is showing the 10' sidewalk to be 3000psi only, no reinforcing. This sidewalk was supposed to be a structural sidewalk capable of withstanding 40ton to accommodate the emergency access vehicles. Number: 106 Created: 3 / 22 / 2007 [3/22/07] Troy - I gave the red -lines back too fast ... I don't remember if I finished checking these sheets. I can do it with the next submittal and if we're missing anything, you can change things without another round if this is the only thing stopping us from mylars. Topic: Utility Plans - Drainage 8s Erosion Control Number: 78 Created: 3 / 6 / 2007 [3/6/07] Please see Stormwater for the appropriate erosion control and revegetation notes. These can be placed either on the General Notes sheet OR the erosion control sheet. Topic: Utility Plans - General Number: 65 Created: 3 / 6 / 2007 [3/6/07] The city signature block needs two more lines in it, one for Natural Resources and a blank one, all sheets. Number: 70 Created: 3 / 6/ 2007 [3/6/07] The proposed driveway and sidewalk line weights are very thin and light - it makes it hard to distinguish them from the existing. Please "beef' them up a little, thanks. Number: 80 Created: 3 / 6/ 2007 [3/6/07] Great first Final Compliance submittal!! Thank you very much for your hard work - I appreciate the effort you put into it. Number: 82 Created: 3/6/2007 [3/6/07] Please show the bollards in the utility plan set so that the contractors will be sure to install them. Thank you. Topic: Utility Plans - General Notes Number: 75 Created: 3 / 6/ 2007 [3/6/07] Please reference the current soils investigation report. Page 5 Topic: Plat Number: 10 Created: 12/ 18/2006 [3/5/07] Please provide a legal description and an exhibit for the area of row you wish to vacate and I can get those ready to take to Council. [12/ 18/06] ROW can not be vacated by plat, only by council. We will need an exhibit and legal description for the area to be vacated with the Final Compliance submittal. Number:.66 Created: 3 / 6 / 2007 [3/6/07] Eliminate the word "public" from the access easement. Number: 88 Created: 3 / 6 / 2007 [3/6/07] The 12' access easement on the north side needs to be an access and emergency access easement. Number: 102 Created: 3 / 22 / 2007 [3/22/07] From Technical Services: Boundary and legal close. Number: 103 [3/22/071 From Technical Services: along Kansas Drive. Number: 104 [3/22/07] From Technical Services: Collins Council #XXXXX. Created: 3 / 22 / 2007 Missing boundary and easement info Created: 3/22/2007 Vacation note: By resolution of Fort Number: 105 Created: 3 / 22 / 2007 [3/22/07] From Technical Services: Question: Should the emergency access easements also be defined as Public (Private) Access and 20' emergency access? Topic: Site Plan Number: 85 Created: 3 / 6 / 2007 [3/6/07] Please use engineering scale and not architectural. Number: 86 Created: 3 / 6 / 2007 [3/6/07] The easements do not match the plat. Number: 87 Created: 3 / 6/ 2007 [3/6/07] Please correct all overlapped labeling. Number: 89 Created: 3 / 6 / 2007 [3/6/07] Please show the trash containers shown on the landscape plans. Page 4 Department: Engineering Issue Contact: Susan Joy Topic: General Number: 9 Created: 12/ 18/2006 [3/5/07] The project title does not match on all plan sets. [ 12 / 18 / 061 Please title all plan sets to match the title on the plat (the title on the plat is correct, the rest are wrong). Also, the plat says 12th filing and everything else says 14th filing - which one is correct? Number: 11 Created: 12 / 18/ 2006 [3/5/07] Please show the proposed New Dawn improvements to the north and how your improvements are tying into them. [12/ 18/06] Need to show existing features (sidewalks, driveways, ped ramps, etc) within 150' of the project limits. Please show all existing and proposed developments within these limits. You may call the engineers or site planners involved with the other projects to have them email you the auto -cad files (they are required to do the same of your project). Number: 16 Created: 12/ 18/2006 [3/5/07] [12/ 18/06] Need to show existing and proposed for a minimum of 150' of the project limits. Please coordinate with New Dawn and the rest to show how all of your projects are tying into each other. Number: 20 Created: 12/ 18/2006 [3/5/07] Please dimension the parkways and sidewalks so that I can determine that the standard is being met. This is a basic requirement of all plan sets. [12/ 18/06] Please design sidewalk widths, parkway widths, etc in accordance with 7-6F, 7-9F and 7-5F. Number: 81 Created: 3 / 6 / 2007 [3/6/07] Easements need to match the plat. Topic: Landscape Plan Number: 83 [3/6/07] Show all bollards. Number: 84 [3/6/07] See redlines. Number: 90 [3/6/07] Please label the trash racks. Created: 3 / 6 / 2007 Created: 3 / 6 / 2007 Created: 3/6/2007 Page 3 This condition references the appropriate site lighting section in the City's Land Use Code (LUC). The applicable Final Plans (Elevations, Lighting 8s Photometric) do not show any exterior front entry lighting. Is this the intent of the Applicant/Developer? If there is to be lighting in these locations then it must be presented now to enable City staff to review it against the LUC and condition of PDP approval. Note 1 on the Lighting 8s Photometric Plan states: "Luminairs mounted at unit entries to be limited to 60 watts where not shielded. Final selection to be determined by Owner 8s Architect. Switched front entry lighting not shown." This note does not satisfy the language of the condition of PDP approval. City staff will not approve the Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2 - Final Plans until the exterior front entry light fixtures can be adequately reviewed against the LUC and condition of PDP approval. Number: 113 Created: 3 / 23 / 2007 [3/23/071 This is Rigden Farm, 12th Filing (not 14th). Please change title to reflect this. Also, remove the reference to Phase 2, PDP from the sheet titles. Topic: Site Plan Number: 31 Created: 12 / 19 / 2006 [3/20/071 The widths of the walks are now shown but the sidewalks along Custer Drive, Iowa Drive, and Kansas Drive are not labeled as such. [12/ 19/06] No sidewalks are labeled, with widths of walks. Number: 33 Created: 12/ 19/2006 [3/20/071 Please label the current uses existing, approved, or proposed on the sites to the north, west, and east (see red -lined Site Plan). [12/ 19/06] No context of what is on the adjacent properties to the north, west, and east is provided on the Site Plan. Topic: Utility Plans - General Number: 107 Created: 3 / 23 / 2007 [3/23/071 Don Kapperman of Comcast Cable indicated that it looks like there is a 9' wide utility easement on the east side of Iowa Drive that is behind the sidewalk. This would be more than enough to place Comcast facilities in to feed the project. Due to the City requirements, any above - grade pedestals need to be 2' behind the sidewalks. Page 2 6aSTAFF PROJECT REVIEW Cityaf FoA Collins M. Torgerson Architects Date: 03/23/2007 c/o Troy Jones 204 Walnut Street, Suite D Fort Collins CO. 80524 Staff has reviewed your submittal for RIGDEN FARM, 12TH FILING, BROOKLYN PARK ROWHOUSES - FINAL PLANS, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 114 Created: 3 / 23 / 2007 [3/23/07] On the Site Plans, Landscape Plan, and Building Elevations, please remove the reference to Phase 2 in the titles. Topic: Landscape Plan Number: 98 Created: 3 / 21 / 2007 [3/21/071 Please see the comments and marked -up Landscape Plan from Tim Buchanan, the City Forester. Number: 108 Created: 3 / 23 / 2007 [3/23/071 Is the.landscaping proposed at the ends of the buildings facing the streets adequate to properly screen the utility boxes and meters? Number: 111 Created: 3 / 23 / 2007 [3/23/07] Additional street trees are needed along Iowa Drive and Kansas Drive, near the corners of the development. Please see the red -lined Landscape Plan. Number: 112 Created: 3 / 23 / 2007 [3/23/07] The standard "Landscape Assurance" note must be added to the Landscape Plan. See red -lined plan. Topic: Lighting Plan Number: 92 Created: 3/ 20/ 2007 [3/20/071 There was a condition of Project Development Plan (PDP) approval, dated February 13, 2007, that stated: "At the time of Final Plan, the Applicant shall provide exterior front entry light fixtures with glazing of sufficient opacity to reduce glare consistent with the requirements of Section 3.2.4(D)." Page 1