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HomeMy WebLinkAboutRIGDEN FARM, 12TH FILING - PDP - 56-98AN - CORRESPONDENCE - (7)PROJECT COMMENT SHEET Current Planning DATE: December 1, 2006 RECEIVED TO: Xcel Energy JAN 0 9 2007 PROJECT PLANNER: Steve Olt #56-98AN Rigden Farm, 141h Filing, Brooklyn Park Rowhouses, Phase 2 PDP — Type I Please return all comments to the project planner no later than the staff review meeting: December 20, 2006 Note -_Please identify your redlines for future reference ❑ No Problems O—froblems or Concerns (see below, attached, or DMS) • GAS /yrA r Wi// NIGWO TU ee ST4ke AT the OF EAGN dvrtl0-'ix4. loe/1s �S/iL D ac��?>ers.� r� i,LA�D� Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat LSjtg-"" _Drainage Report , _Other tutility _Redline Utility _Landscape city of Fort Coltim N COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES f Fort Collins Neighborhood & Building Services C[cv or Fort como< 281 N. College Ave., P.O. Box 580; Fort Collins, CO 80522-0580; Voice: 970 2216760 FAX: 970 224 6134 Codes and Standards City of Fort Collins adopted codes applicable to all construction. Residential - Includes single family, duplex and property -line townhomes 2003 International Residential Code with local Amendments 2005 Fort Collins Residential Energy Code (IRC chapter 11 amended entirely) Accessibility -State Law CRS 9-5 (4 or more units in one building or more than 7 units in one project) designed per ICC/ANSI Al17.1-1998 Wind Load: 100- MPH 3 Second Gust Exposure to be determined site specific Roof Dead Load: 15 PSF min. Snow Load Live Load: 30 PSF min. Ground Snow Load 30 PSF Frost Depth 30 inches Seismic Design Category B Commercial & Multi -family 1997 Uniform Building Code with local Amendments 2003 International Mechanical Code w/Amendments 2003 International Fuel Gas Code w/Amendments 2003 International Plumbing Code 2005 National Electrical Code Fort Collins Nonresidential Energy Code, an amended version of ASHRAE/IES 90.1-1989 Fort Collins Multi -family residential energy code, 1995 Model Energy Code with amendments Accessible and Usable Buildings and Facilities, ICC/ANSI Al 17.1-1998, State Law CRS 9-5 Wind Load: 100-MPH Exposure 8 or 90-MPH Exposure C Roof Dead Load: 15 PSF min. Snow Load Live Load: 30 PSF min. Ground Snow Load 30 PSF Frost Depth 30 inches Seismic Zone 1 Pre -submittal Code Review Meeting Required For All New Commercial & Multi -family prior to submitting for building permit To schedule a Pre-submittial Code Review Meeting, call 416-2747. For questions regarding City of Fort Collins Zoning, call 416-2745. For questions regarding Contractor Licensing rules call Delynn Coldiron at 221-6767. 01 Number: 3 Created: 12 / 6/ 2006 [12/6/06] What are the sidewalk dimensions along the street as well as the internal sidewalks? 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. 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. 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(I)(4) This completes staff (and outside reviewing agencies) review and comments at this time. Red -lined plan from City departments are included with this comment letter. Additional comments and red -lined plans may be forthcoming. Another round of staff review is necessary. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being December 27, 2006) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all red -lined plans when you re -submit. The number of copies of each document to re- submit is shown on the attached Revisions Routing Sheet. 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, Steve Olt City Planner cc: Susan Joy QED Associates King Surveyors Current Planning File #56-98AN Page 10 Topic: Utility Plans Number: 40 Created: 12 / 20 / 2006 [12/20/06] Please show easement lines on utility plan. Call out cleanouts in private drive as traffic rated on the utility plan. Extend hydrant from water line stub along Kansas Drive. Show extent of street cuts along Iowa. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 25 Created: 12 / 19 / 2006 [12/ 19/06] 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. 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. Number: 27 Created: 12 / 19 / 2006 [ 12 / 19 / 06] Label sewer service clean -outs in drive areas as traffic rated. Number: 28 Created: 12/ 19/2006 [12/19/06] Show/label curb stops. Number: 29 Created: 12/ 19/2006 [12/ 19/06] Add Std Detail 16-A for meter pits. Number: 30 Created: 12 / 19 / 2006 [12/ 19/06] See plans for other comments. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 1 Created: 12 / 6 / 2006 [12/6/06] Please remove topography lines from Final 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? Page 9 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. Please discuss in the report the amount of flows from this development and compare them to the flows assumed by the ODP. Provide a redundant system whereby if one pipe outlet plugs, then water would exit through an alternative system. 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. How will the drainage be conveyed between buildings, may need to add drainage pans at these locations. 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. Please provide a legend for 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. Topic: Erosion Control Number: 44 Created: 12 / 22 / 2006 [ 12 / 22 / 06] Please use standard City of Fort Collins notes. Replace Bob Zakely with Erosion Control Inspector in notes. Please provide some erosion protection at the existing inlet on Custer Drive. Waddles would be a preferred application at this location. 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. Please provide an erosion control escrow security calculation. Page 8 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 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. 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 Number: 42 Created: 12/20/2006 [12/20/06] 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 Carie Dann for more information, 416.2869. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 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 Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Drainage Number: 41 Created: 12 / 20 / 2006 [12/20/061 Please discuss overflow elevations and call them out on the utility plans. Page 7 Is Topic: Utility Plans - General Notes . Number: 14 Created: 12 / 18 / 2006 [12/ 18/06] Correct Line 47 to read NA and list the three variances approved under line 48. Number: 17 Created: 12/ 18/2006 [12/ 18/06] 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. Topic: Utility Plans - Grading Number: 18 Created: 12/ 18/2006 [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 - that way the plans will stay legible and scan well. Number: 19 Created: 12/ 18/2006 [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. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 6 Created: 12 / 7/ 2006 [ 12 / 7 / 06] 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. Number: 7 Created: 12 / 7 / 2006 Street trees must maintain minimum clearances to streetlights, being 15' from ornamental trees and 45' from shade trees. Department: PFA Issue Contact: Carie 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. Page 6 Number: 20 Created: 12/ 18/2006 [12/ 18/06] Please design sidewalk widths, parkway widths, etc in accordance with 7-6F, 7-9F and 7-5F. Number: 47 Created: 12/26/2006 [12/26/06] Directional ramps are required. Topic: Plat Number: 10 Created: 12/ 18/2006 [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: 48 Created: 12/26/2006 [12/26/06] From Technical Services: Add plat names to street dedications. Number: 49 Created: 12/26/2006 [12/26/061 From Technical Services: Plat matches legal, plat closes good, area good. Number: 50 Created: 12/26/2006 [12/26/06] From Technical Services: Plat name ok to use 12th Filing - use Phase 2. Number: 51 Created: 12/26/2006 [12/26/06] From Technical Services: Right-of-way cannot be vacated by plat. Number: 52 Created: 12/26/2006 [12/26/06] From Technical Services: Sight distance easement note not needed if no sight distance easement is being dedicated. Topic: Site Plan Number: 12 Created: 12/ 18/2006 [ 12 / 18 / 06] Please remove contours. Please label and dimension all easements, sidewalk widths, & parking stalls. Topic: Utility Plans Number: 45 Created: 12/26/2006 [12/26/06] 3 variance requests were received and approved. Please list them out under line 38 of the general notes. 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). Page 5 Number: 60 Created: 12/ 27/ 2006 [12/27/06] Roger Buffington of the Water/Wastewater Department offered the following comments: a. On Kansas Drive, add a hydrant beyond the services. b. Pull the curb -stops back. 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 8s Surveyors in Denver. b. Stormwater needs a detail of the outlet pipes. A cover or trash rack should be included on the ends of the pipes. c. Show the easement lines on the utility plans. d. The overflow elevations must be shown on the plans. 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? Number: 11 Created: 12/ 18/2006 [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 autocad files (they are required to do the same of your project). Number: 15 Created: 12/ 18/2006 [12/ 18/06] Sidewalk needs to flare when tying into the existing pedestrian ramps at the corner. Please mirror what's existing on the other side. Number: 16 Created: 12/ 18/2006 [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. Page 4 Topic: Site Plan Number: 31 Created: 12/ 19/2006 [ 12 / 19 / 06] No sidewalks are labeled, with widths of walks. Number: 32 Created: 12/ 19/2006 [ 12 / 19 / 06] A lot of the "leader" lines from the labels do not seem to connect properly to what they are identifying. Number: 33 ' Created: 12 / 19 / 2006 [12/ 19/06] No context of what is on the adjacent properties to the north, west, and east is provided on the Site Plan. Number: 37 Created: 12 / 20 / 2006 [12/20/061 The public trail along the north side of the property, next to the detention pond, needs to be labeled and the width shown. Number: 57 Created: 12 / 27 / 2006 [12/27/06] David Averill of the Transportation Planning Department offered the following comments: 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. 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. 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. Topic: Utility Plans Number: 59 Created: 12 / 27 / 2006 [12/27/06] Janet McTague of the Light & Power Department offered the following comments: a. Will the electric meters be on the ends of the buildings? 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. c. A utility coordination meeting is being strongly recommended, to be held as soon as possible. Page 3 Number:62 ' Created: 12/27/2006 [12/27/06] 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. b. The variance requests submitted have been approved. Topic: Landscape Plan Number: 35 Created: 12 / 20 / 2006 [12/20/06] There must be street trees provided in the parkways along Iowa and Kansas Drives, at the required spacing of 30' to 40' on -center. Also, if the street trees shown along Custer Drive are existing please label them as such. 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. Number: 63 Created: 12/27/2006 [12/27/06] On the Landscape Plan, is the screening sufficient for the on - building meters? Topic: Plat Number: 34 Created: 12/ 19/2006 [12/ 19/06] 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. Number: 53 Created: 12/27/2006 [12/27/061 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. 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. Page 2 STAFF PROJECT REVIEW City of Fort Collins M. Torgerson Architects Date: 12/27/2006 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, PHASE 2 - PDP (TYPE 1), and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Building Elevations Plan Number: 38 Created: 12/20/2006 [12/20/06] On the Building Elevations Plan please label the garage doors (as typical) and note the materials and colors. Number: 39 Created: 12/20/2006 [ 12 / 20 / 06] The building height notation at either end of all of the elevations is too small to read. Please enlarge. Number: 56 Created: 12/27/2006 [12/27/06] 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. Number:58 1 Created: 12/27/2006 [12/27/06] Carie Dann of the Poudre Fire Authority (PFA) offered the following comments: a. The required fire lane must be shown on all plans. b. PFA will not allow the proposed 4 surface parking spots between the buildings. 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. Topic: General Number: 55 Created: 12/27/2006 [12/27/06] Bonnie Ham of the U.S. Post Office indicated that the developer must provide mailboxes (2 Type III) for Brooklyn Park Rowhouses, Phase 2. Page 1