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HomeMy WebLinkAboutRIGDEN FARM, 12TH FILING - PDP - 56-98AN - CORRESPONDENCE -Department: Zoning Topic: Zoning Issue Contact: Jenny Nuckols Number: 1 Created: 12/6/2006 [12/6/06] Please remove topography lines from Final Site and Landscape Plans Response: Please see the revised site and landscape plans. Number: 2 Created: 12/6/2006 [12/6/06] On the Site Plan - are the surface parking spots 12' wide? Please note the dimensions - length and width. Are there only 4? Response: Please see the revised site and landscape plans. We are no longer proposing any surface parking spaces. Each unit has a 2-car garage, and on -street parking is available on adjacent streets. Number: 3 Created: 12/6/2006 [12/6/06] What are the sidewalk dimensions along the street as well as the internal sidewalks? Response: Please see the revised site plan. Number: 4 Created: 12/6/2006 [12/6/06] Sewer lines should be shown on the utility drawings, don't' need on the Landscape Plan. Response: At the request of the Water/Wastewater staff, we. are showing utilities on the landscape plan to show compliance with the separation requirements from trees. Number: 5 Created: 12/6/2006 [12/6/06] There are no street trees shown along Iowa or Kansas and the types of trees are not being called out along Custer. Street trees are required along all streets. Response: Please see the revised site and landscape plans. Number: 8 Created: 12/6/2006 [12/6/06] Need a note in the landscape section regarding installation of landscaping prior to issuance of a CO - see section 3.2.1(1)(4) Response: See the "Landscape Assurances" note at the top left corner of the landscape plan Page 9 Response: This inlet is located in an existing road with a considerable amount, of traffic. We do not thing inlet protection is necessary and may cause traffic issues. We have provided a silt fence along the project's property line which should provide adequate sediment control. Provide a legend on the erosion control plan. Use a larger line symbol for the silt fence designation as the one used is hard to see. Why is there no vehicle tracking control pads at the two southern entrances into the site. Response: Acknowledged. A legend has been added to the erosion control plan, the line symbol on the silt fence designation has been enlarged, and two additional vehicle tracking control pads have been added to allow the contactor to use all four entrances as construction entrances. Please provide an erosion control escrow security calculation. Response: The drainage report has been modified to include an engineer's estimate of probable cost for erosion control, from which the amount to be securitized in escrow can be taken. Topic: Utility Plans Number: 40 Created: 12 / 20 / 2006 [12/20/061 Please show easement lines on utility plan. Response: Acknowledged. Call out cleanouts in private drive as traffic rated on the utility plan. Response: Acknowledged. Extend hydrant from water line stub along Kansas Drive. Response: Acknowledged. Show extent of street cuts along Iowa. Response: Acknowledged. The master developer has installed a sacrificial top mat on this street. They are responsible for installing a new final top mat once construction of the various developments in this area is complete. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 25 Created: 12/ 19/2006 [12/ 19/061 If the 8-inch water stub on Kansas is to be used, place fire hydrant downstream of water services. Fire hydrant must be within utility easement. Response: Acknowledged. Number: 26 Created: 12/ 19/2006 [12/ 19/061 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. Response: Acknowledged Number: 27 Created: 12/ 19/2006 [12/ 19/061 label sewer service clean -outs in drive areas as traffic rated. Response: Acknowledged. Number: 28 Created: 12/ 19/2006 [12/19/061 Show/label curb stops. Response: Acknowledged. Number: 29 Created: 12/ 19/2006 [12/ 19/061 Add Std Detail 16-A for meter pits. Response: Acknowledged. Number: 30 Created: 12/ 19/2006 [12/ 19/06] See plans for other comments. Response: Acknowledged. Page 8 Response: We have proposed to grade the Rigden Farm 12� Filing project to tie to existing grade at the north property line. We understand that New Daum has not been constructed or approved for construction: therefore. we believe that it is premature to show speculative grading on our final grading plans. If New Dawn is also graded to tie to existing contours at our north property line then the two projects' grading plans will connect. We have contacted R&R and have understood that they do not propose to request grading easements on Rigden Farm 12w Filing property and have noted on the Drainage Plan that New Dawn may propose re -grading of the pond. Please discuss in the report the amount of flows from this development and compare them to the flows assumed by the ODP. Response: On Page 6 of the Drainage Report we have provided a comparison of the percent imperviousness assumed in the ODP and that calculated for our project, and documented that our project will be more pervious than assumed in the ODP. Since the ODP modeled runoff for a larger basin of which our project was to be only a portion, we cannot compare flows. However, from comparison of percent imperviousness, we can deduce that the calculated flows from our site would be less than that which was assumed during ODP modeling to be contributed from the site. Provide a redundant system whereby if one pipe outlet plugs, then water would exit through an alternative system Response: Redundancy was provided by oversizing the storm drain pipes by a factor of two. In addition, we propose a trash rack that is 64" wide to be installed in front of the proposed 30" storm pipes. This double -wide trash rack also provides redundancy in design. Provide a detail for the outlet pipes. All outlet pipes should have a hinged removable trash rack. Please provide a detail for such a trash rack. Response: A detail for this trash rack has been added to the plans as Detail STl on Sheet 7. How will the drainage be conveyed between buildings, may need to add drainage pans at these locations. Response: The concrete paving between the buildings will be formed into a V-shaped swale. This is reflected on the Grading Plan. Outlet pipe between units 56 and 57 is under proposed stairs, would be difficult to maintain. Preferably this should line should be routed under sidewalk. Please provide a detail on how this line will be tied into the existing inlet. Call out inlet box to be core drilled, and pipe connection to be done through a collared joint. Response: The proposed pipe in front of Units 57 through 60 will be located under private sidewalks to provide access to each unit. Steps along the sidewalk will be located to either side of the storm pipe. The above - commented call -out has been added to Sheet 3, the Utility Plan. Please provide a legend for the drainage plan. Response: A portion of the legend presented on Sheet 2 has also been placed on the Drainage Plan. Please discuss how the drainage form the north basin will make it into detention pond 212, may need to provide small nuisance pipe under sidewalk at the points of concentration where the downspouts from Buildings 1 and 2 discharge to the north. Response: Our plan for routing drainage from the roofs of the northernmost and southernmost buildings is to promote dispersed rather than concentrated drainage. Each unit will have its own drainage downspout that will empty onto landscaped area to promote infiltration of dispersed flow. This seemed a better alternative than combining flows into a single pipe. Topic: Erosion Control Number: 44 Created: 12 / 22 / 2006 [12/22/061 Please use standard City of Fort Collins notes. Response: Standard City of Fort Collins drainage and erosion control notes have been placed on Sheet 2 and project -specific notes on the Drainage and Erosion Control Plan. Replace Bob Zakely with Erosion Control Inspector in notes. Response: Acknowledged. Please provide some erosion protection at the existing inlet on Custer Drive. Waddles would be a preferred application at this location. Page 7 Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 21 Created: 12 / 18 / 2006 [12/ 18/06] AUTOMATIC FIRE SPRINKLERS: The Uniform Fire Code requires sprinklers when there is residential on the third story or higher. PFA considers this a three-story building, based on Bureau Administrative Policy 85- 5, B., which states: "A three-story building is defined as three stories from the lowest level of fire department access." 97UFC 1003.2.9 and PFA Bureau Policy 85-5. Response: A meeting was conducted on 1 / 18/2007. Attendees included Ron Gonzales, Mike Gebo, Care Dann, Kevin Hearne, Scott Hearne, Cameron Gloss, Troy Jones, Steve Olt, Garnet _, and Kevin Wilson. At that meeting it was concluded that the solution to make Kevin Wilson comfortable is twofold: first, each unit will be separated from other units by a 2 hour fire separation; second, the walkway on the north side of the northern most building will be widened out to 10 feet wide, and will be constructed to withstand the loads of a 40 ton fire truck. Sprinklers are therefore not proposed. Number: 22 Created: 12/ 19/2006 [ 12/ 19/06] FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. 2006 International Fire Code 912.2.1 and PFA Bureau Policy Response: Sprinklers are not proposed. See response to comment 21 above. Number: 23 Created: 12/ 19/2006 [12/ 19/06] FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. Response: Sprinklers are not proposed. See response to comment 21 above. Number: 24 Created: 12 / 19 / 2006 [12/ 19/06] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). Address numerals shall be posted on both the front and rear sides of the respective units, on all the buildings. 97UFC 901.4.4 Response: Acknowledged Number: 42 Created: 12/20/2006 [12/20/061 EMERGENCY ACCESS EASEMENT: Both drive aisles, 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 Care Dann for more information, 416.2869. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 Response: We are providing a 30 foot wide emergency access easement on both drive aisles. Number: 43 Created: 12/20/2006 [12/20/06] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial or multi -family, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. 97 UFC 901.2.2.2 Response: Acknowledged Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Drainage Number: 41 Created: 12/20/2006 [12/20/06] Please discuss overflow elevations and call them out on the utility plans. Response: Overflow capacity is provided in the storm drain pipes by oversizing these by a factor of two. The overflow elevation is therefore the 100-year water surface elevation at the upstream end of the pipes, and is depicted on the drainage plan. Pond to the north is partially being filled, please show proposed grading per the submittal on the parcel to the north, make sure that grading will tie in, will there be any need for a grading easement? Pond capacity should be preserved, per the New Dawn submittal. Page 6 [12/26/061 From Technical Services: Right-of-way cannot be vacated by plat Response: Acknowledged. Number: 52 Created: 12 / 26/ 2006 [12/26/061 From Technical Services: Sight distance easement note not needed if no sight distance easement is being dedicated. Response: Acknowledged. Topic: Site Plan Number: 12 Created: 12/ 18/2006 [12/ 18/061 Please remove contours. Please label and dimension all easements, sidewalk widths, & parking stalls. Response: Please see the revised site plan. Topic: Utility Plans Number: 45 Created: 12 / 26 / 2006 [12/26/061 3 variance requests were received and approved. Please list them out under line 38 of the general notes. Response: Acknowledged. Number: 46 Created: 12/26/2006 [12/26/061 Please use a variety of line weights to show the existing (grey scale) and proposed (dark). Response: We are using 10 different line weights and a variety of line types. Topic: Utility Plans - General Notes Number: 14 Created: 12 / 18 / 2006 [12/ 18/061 Correct Line 47 to read NA and list the three variances approved under line 48. Response: Acknowledged. Number: 17 Created: 12/ 18/2006 112/ 18/061 The legend is incomplete. Missing easements, row or PL, and too many line weights on the plan are very similar - makes it hard to read. Response: Acknowledged. Topic: Utility Plans -Grading Number: 18 Created: 12/ 18/2006 [12/ 18/061 Need to dimension all sidewalk widths and parkways, utility easements, EA easements, etc. You can provide a horizontal control sheet if you like - that way the plans will stay legible and scan well. Response: This information has been added to the grading plan. Number: 19 Created: 12/ 18/2006 [ 12/ 18/061 Grading must be flat to nearly flat for a minimum of 2' behind the sidewalk. Grades cannot exceed 4:1 where affecting public row. Some slopes are not meeting that requirement and some slopes are not labeled. Response: Acknowledged. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 6 Created: 12 / 7 / 2006 [12/7/061 Show all existing and proposed electric facilities on utility and landscape plans, including streetlights, vaults, electric lines, meter locations, etc. Contact Light and Power Engineering to initiate streetlight design 22106700. Response: Please see revised site, landscape and utility plans. Number: 7 Created: 12 / 7 / 2006 Street trees must maintain minimum clearances to streetlights, being 15' from ornamental trees and 45' from shade trees. Response: Please see the revised landscape plan Page 5 Response: Acknowledged. d. The overflow elevations must be shown on the plans. Response: Overflow capacity is provided in the storm drain pipes by oversizing these by a factor of two. The overflow elevation is therefore the 100-year water surface elevation at the upstream end of the pipes, and is depicted on the drainage plan. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 9 Created: 12/ 18/2006 [12/ 18/06) 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? Response: Please see the revised site and landscape plans. Number: 11 Created: 12/ 18/2006 [12/ 18/061 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 autocad files (they are required to do the same of your project). Response: Please see the revised site, landscape, and utility plans. Number: 15 Created: 12/ 18/2006 [ 12/ 18/061 Sidewalk needs to flare when tying into the existing pedestrian ramps at the corner. Please mirror what's existing on the other side. Response: Please see the revised site, landscape, and utility plans. Number: 16 Created: 12 / 18 / 2006 [12/ 18/061 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. Response: Please see the revised site, landscape, and utility plans. Number: 20 Created: 12/ 18/2006 [ 12/ 18/061 Please design sidewalk widths, parkway widths, etc in accordance with 7-6F, 7-9F and 7-5F. Response: Acknowledged. Number: 47 Created: 12/26/2006 112/26/06] Directional ramps are required. Response: Acknowledged. Topic: Plat Number: 10 Created: 12/ 18/2006 [12/ 18/061 ROW cannot 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. Response: Acknowledged. Number: 48 Created: 12/26/2006 [12/26/06] From Technical Services: Add plat names to street dedications. Response: Acknowledged. Number: 49 Created: 12/26/2006 [12/26/06] From Technical Services: Plat matches legal, plat closes good, area good. Response: Acknowledged. Number: 50 Created: 12/26/2006 [12/26/061 From Technical Services: Plat name ok to use 12th Filing - use Phase 2. Response: Acknowledged Number: 51 Created: 12/26/2006 Page 4 a. The Site Plan must show context with the surrounding properties in all 4 directions. Access points, general building footprints, etc. Need to be able to determine multi -modal access and continuity with neighborhoods. Response: Please see the revised site and landscape plans. b. The public trail alignment along the north side of the property must be reconfigured to better align with the handicapped ramp and continuation of the trail on the east side of Kansas Drive. /esponse: Please see the revised site and landscape plans. C. It appears that all dwelling units will be within or right at the required 200' maximum distance to a public street sidewalk, per Section 3.5.20(1) of the Land Use Code. /Response: Acknowledged. Topic: Utility Plans Number: 59 Created: 12 / 27 / 2006 [12/27/06] Janet McTague of the Light & Power Department offered the following comments: Will the electric meters be on the ends of the buildings? Response: Yes, they are shown on the building elevations. In accordance with discussions with Susan Joy, a utility coordination meeting will be scheduled following submittal of the final compliance plans. This will be discussed further at our upcoming utility coordination meeting. b. Coordinate the transformer locations with Light & Power. They must be within 10' of a paved surface to park a line truck and they cannot be in the street right-of-way. Response: In accordance with discussions with Susan Joy, a utility coordination meeting will be scheduled following submittal of the final compliance plans. This will be discussed further at our upcoming utility coordination meeting. A utility coordination meeting is being strongly recommended, to be held as soon as possible. Response: In accordance with discussions with Susan Joy, a utility coordination meeting will be scheduled following submittal of the final compliance plans. Number: 60 Created: 12 / 27 / 2006 [12/27/061 Roger Buffington of the Water/Wastewater Department offered the following comments: a. On Kansas Drive, add a hydrant beyond the services. Response: Acknowledged. b. Pull the curb -stops back. Response: Acknowledged. Number: 61 Created: 12/27/2006 [12 /27/06] Basil Harridan of the Stormwater Utility offered the following comments: a. The detention pond to the north of this property is being reshaped with the New Dawn Assisted Living facility. Please coordinate with their engineer, R&R Engineers & Surveyors in Denver. Response: We have proposed to grade the Rigden Farm 12w Filing project to tie to existing grade at the north property line. We understand that New Dawn has not been constructed or approved for construction: therefore. we believe that it is premature to show speculative grading on our final grading plans. if New Dawn is also graded to tie to existing contours at our north property line then the two projects' grading plans will connect. We have contacted R&R and have understood that they do not propose to request grading easements on Rigden Farm 12th Filing property. Stoimwater needs a detail of the outlet pipes. A cover or trash rack should be included on the ends of the pipes. Response: A detail for this trash rack has been added to the plans as Detail STl on Sheet 7. C. Show the easement lines on the utility plans. Page 3 Topic: Landscape Plan Number: 35 Created: 12/20/2006 !12/20/061 There must be street trees provided in the parkways along Iowa and Kansas Drives, at the required Spa ing of 30' to 40' on -center. Also, if the street trees shown along Custer Drive are existing please label them as s11. k;Soonse: Please see the revised landscape plan. Number: 36 Created: 12/20/2006 [12/20/061 The amount of foundation plantings on the fronts of the buildings are lacking. The Landscape Plan shows 1 shrub/perennial/annual/ground cover either side of each walkway to the front doors. Response: Please see the revised landscape plan. Number: 63 Created: 12/27/2006 112/27/06] On the Landscape Plan, is the screening sufficient for the on -building meters? Response: Please see the revised landscape plan and revised building elevations. Topic: Plat Number: 34 Created: 12/ 19/2006 [12/ 19/061 The Colony @ Rigden Farm subdivision plat got recorded without a Filing #. Also, there is no reference to a Filing # on the other development plans (Site, Landscape, Building Elevations). Therefore, this development proposal could/should be Rigden Farm, 12th Filing. ,/esponse: We have updated all the documents to refer to the project as the 12th filing rather than the 141h. Number: 53 Created: 12 / 27 / 2006 112/27/06] Christine Bebow of the Larimer County Assessor's office indicated that the applicant/developer must make sure that the property gets into the name of Hearne Properties, LLC. ✓ Response: Acknowledged. Number: 54 Created: 12 / 27 / 2006 [12/27/061 Don Kapperman of Comcast Cable TV indicated that they are requesting a 6' wide utility easement behind the sidewalks to place their facilities to feed this project. The 10' public access easement on the north end of this project needs to read 10' public access and utility easement, if possible. Response: Unfortunately, an extra W easement behind the sidewalks is not possible. Easements have been provided in accordance with LCUASS. We would like to discuss this further with Comcast at our utility coordination meeting. Topic: Site Plan Number: 31 Created: 12 / 19 / 2006 [12/ 19/061 No sidewalks are labeled, with widths of walks. 1' Response: See the revised site p�—•�N Number: 32 Created: 12/ 19/2006 [12/ 19/061 A lot of the 'leader" lines from the labels do not seem to connect properly to what they are identifying. /Response: Please see the revised site plan. Number: 33 Created: 12/ 19/2006 [12/ 19/061 No context of what is on the adjacent properties to the north, west, and east is provided on the Site Plan. Response: Please see the revised site plan. Number: 37 Created: 12/20/2006 [12,120/061 The public trail along the north side of the property, next to the detention pond, needs to be labeled Zesponse: the width shown. Please see the revised site plan. Number: 57 Created: 12 / 27 / 2006 .. . [12/27/061 David Averill of the Transportation Planning Department offered the following comments: Page 2 Comment Responses ?/ 21/07 IRIGDEN FARM, 12Thr. FILING, BROOKLYN PARK ROWHOUSF.,S, PHASE 2 - PDP ISSUES: Department: Current Planning Issue Contact: Steve Olt - Topic: Building Elevations Plan Number: 38 Created: 12 / 20 / 2006 [12/ 201 061 On the Building Elevations Plan please label the garage doors (as typical) and note the materials and colors. /esoonse: Please see the revised building elevations sheet. Number: 39 Created: 12/20/2006 [ 12/20 j 06) The building height notation at either end of all of the elevations is too small to read. Please enlarge. ✓esponse: Please see the revised building elevations sheet. Number: 56 Created: 12/27/2006 [12/27/061 Rick Lee of the Building Department indicated that he is forwarding a copy of the Codes & Standards enforced in Fort Collins. For 63 dwelling units 20 accessibility points are required, per State Standards. ✓ Response: Acknowledged, Number: 58 Created: 12/27/2006 [12/2"/061 Cane Dann of the Poudre Fire Authority (PFA) offered the following comments: a. The required fire lane must be shown on all plans. JJ Response: Please see the revised site, landscape, and utility plan sets. b. PFA will not allow the proposed 4 surface parking spots between the `buildings. ,/ .Response: These areas are now called out as walkways with bollards in front of them on the site plan. C. PFA considers these buildings to be 3 stories in height. The interior, garage door sides of the buildings, / where PFA will gain emergency access, are 3 stories in height. �/ Response: A meeting was conducted on 1/ 18/2007. Attendees included Ron Gonzales, Mike Gebo, Carie Dime, Kevin Hearne, Scott Hearne, Cameron Gloss, Troy.Jones, Steve Olt, Garnet. ___, and Nevin Wilson_ At that meeting it was concluded that the solution to make Kevin Wilson comfortable is twofold: first, each unit sill be separated from other units by a 2 hour fire separation: second, the walkway- on the north side of the northern most building will be widened out to 10 feet Hide, and will be constructed to ��ithstand the loads of a 40 ton fire truck. Please see note #22 on the general notes on sheet 1 of 4. Topic: General Number: 55 Created: 12/27/2006 [12'27/061 Bonnie Ham of the U.S. Post Office indicated that the developer must provide mailboxes (2 Type III) for Braoklyn Park Rowhouses, Phase 2. ✓Response: Acknowledged Number: 62 Created: 12/27/2006 112/27/06] Susan Joy of the Engineering Department offered the following comments: a. The street right-of-way vacation has to go to City Council. It cannot be done by the subdivision plat. ✓ Respo-;se: Aclatowledged. b. The variance requests submitted have been approved. ✓Response: Acknowledged. Page 1