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HomeMy WebLinkAboutRIGDEN FARM, 12TH FILING - PDP - 56-98AN - CORRESPONDENCE - (9)Response: Acknowledged. There has been concern expressed about the apparent lack of information or "final" decisions provided by City staff at the Preliminary Design Review meeting on August 23111 will be coordinating a meeting with you, your clients, and City staff (Engineering, Stormwater, Water/Wastewater, Poudre Fire Authority, and Transportation Planning) to further discuss issues associated with this proposed development and provide further direction before you invest additional time and expense to prepare Project Development Plans for submittal to the City. Response: We have met with departments individually to resolve the issues. Page 9 [8/27/06] Provide a fire hydrant connecting to the existing S-inch water stub off Kansas. It appears that there is space for a hydrant to the north or south of the drive. The arrangement of curb stops and meter pits for the three services connecting to this line makes maintenance/replacement of the senices difficult. We would like to work with you on revising this during utility plan review. Response: This portion of the plan has been revised as discussed with City staff. The revised layout. does not require a fire hydrant in this location. Number: 24 Created: 8 / 27 / 2006 [8/27/061 Provide sizing calculations for the water services. The larger buildings may need 2-inch services. (Plant investment fees and water rights for residential are based on number of units and lot area NOT size of service.) Response: The site plan has been revised to show eight buildings for eight separate taps. The 1.5" tap size is adequate for these revised building sizes. Number: 25 Created: 8 / 27 / 2006 [8/27/06] Are any irrigation taps planned? Response: No. Number: 26 Created: 8 / 27 / 2006 [8/27/061 City Code (Section 26-94 and 26-256) requires that each building has separate water/sewer services. On the revise plan sheet that was received on 8/25/06, it appears that units 48-51 are separate from units 52-62 and will need separate services. In addition, the sewer service for units 16-24 must be a separate service line to the MH east of Iowa. Response: Acknowledged Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 9 Created: 8 / 23 / 2006 [8/23/06] The property is located in the MMN zone and is subject to a Type 1 review. The number of off-street parking spaces required is based on the number of bedrooms per unit. 1.5 spaces for every 1 bedroom unit, 1.75 spaces for every 2 bedroom unit, and 2 spaces for every 3 bedroom unit. Response: We propose a 2 car garage for each unit. All units are either 2 or 3 bedroom units. Additional guest and overflow parking is provided on -street. The following comment was received from Ron Gonzales of the Poudre Fire Authority on August 28, 2006: "I recently had a brief meeting with the Hearne Brothers regarding a fire dept. access issue. We were successful resolving the issue so that we're able to gain access from two directions for dwelling units facing the interior court. They were going to speak with you (Steve Olt, Current Planning) and perhaps. R. Buffington (Water/Wastewater) to check how this safety measure might impact the balance of the project." Page 8 Kansas Dr. Or if need be have a separate pipe along Kansas to drain the center of the project. A possible way to address plugging of the grate on the sump inlet would be to have a second inlet into the pipe that has more of a vertical open throat like a type R inlet so it isn't as likely to get plugged by debris like a grate. A possible location for this would be the back wall of the guest parking area since the pipe runs through there anyway. The stairs may have to be on one side or the other to make the inlet easier to build. (Referring to the updated site plan with pipe in center of 12 ft. guest parking area) Another suggestion is to build in some redundancy by adding additional area inlets in the private drive. The only down side to that is additional grates could also plug easier than an open throat inlet. Response: The drainage pipes have all been sized to provide emergency conveyance. See the drainage report. 2. Another concern is running the pipe through the wall which is essentially part of the foundation wall of the building. A suggestion is to sleeve the pipe which ,vould have to be a water tight pipe like ductile iron or PVC water pipe since it is so close to the building foundations. Just for future maintenance the sleeve should run from driveway to driveway and completely under the building. In addition to the maintenance concern is the possibility of a beam break as the pipe goes through the wall. Maybe with the open throat inlet there would be a box that could serve as protection of the pipe as it went through the wall. Response: Acknowledged. Number: 30 Created: 8 / 29 / 2006 [8/29/061 Rigden Farm Overall Drainage Plan basin delineation: At the PDR there was discussion on the drainage sub -basins that were given to the applicant when the property was purchased. The original Filing One report shows a basin 582 that has a basin line on the south side of pond 212. In the latest update for Filing Six some basins were combined differently but on this site the basin line for basin 58 still has a line on the south side of pond 212. In fact it shows a future street on the south side of pond 212, most of which is to drain into the pond. So for this particular site pond 212 is designed to take a small portion of it at the high imperviousness of a street. As far as what the applicant was given by the seller I do not know the source of that information. Other than that I can only speculate that the information may have been misinterpreted. I will make a "pdf' file showing the basins from both reports and send them electronically to the applicant's engineer. If there is a basin transfer of drainage the modeling will be required to document system capacity or needed revisions. Response: The.proposed drainage basin boundaries are in close agreement with those in the overall drainage plan. See the drainage report. Department: Water -Wastewater Topic: Water/Wastewater Number: 23 Issue Contact: Roger Buffington Created: 8 / 27 / 2006 Page 7 engineer will need to verify that the imperviousness is the same or less than the imperviousness used in the overall drainage report for Rigden Farm. The report indicates 90% imperviousness. The pond along the north side of the site is to have a volume of 0.8 ac-ft. in case there is any grading in the pond area. Water quality treatment was included in the overall drainage plan. Response: Acknowledged. This is addressed in the drainage report. Number: 3 Created: 8/ 22 / 2006 [8/22/061 If the pond to the north is partially on this site an easement for the existing pond one will be needed as part of the final plan approval if there isn't already one. The maintenance of the channel is the responsibility of the property owner unless there are other agreements with the Rigden Farm developer. Response: Acknowledged. The existing detention pond to the north does not extend into this site. Also, we understand the property north of us is planning to re -grade the pond all the wati to our property line. We anticipate that the neighbor will provide a hand rail adjacent to our walk if their grading requires such. Number: 4 Created: 8 / 22 / 2006 [8/22/061 The applicant asked if units 16 - 18 can drain to the streets in front of the unit. It appears that is the intent of the overall design so that is fine. Response: Acknowledged. Number: 28 Created: 8 / 28 / 2006 [8/28/061 During the PDR the applicant asked for documentation on why the garages cannot be flooded. Sec. 26-492 "Declaration of Purpose" of the City code includes protection of property. Sec. 26-541 "Property Owners to provide stormwater facilities" and Sec. 26-544 Stormwater facilities required for subdivisions" also speak to the issue. In addition the Storm Drainage Design Criteria and Construction Standards give more detailed design information such as the clogging factors. Response: Our design does provide stormwater facilities that prevent flooding with the priman: system. See the drainage report. Number: 29 Created: 8 / 28 / 2006 [8/28/061 Emergency overflow for the sump inlet in the private: The following area couple concerns and suggestions to address each one: 1. The primary concern is to have an outfall in addition to the area inlet to divert the flow* and prevent it from entering any buildings if the inlet is plugged. It is not the possible plugging of the pipe that is the main concern. It is mainly plugging of the area inlet. If this can be addressed the concept shown on the site plan could be approved. I think the first thing that needs to be considered is what is the volume of runoff draining to the inlet if it were plugged from the beginning of a 100 year storm? It may be possible to grade the private drive such that the water will pond only in the drive especially if the contributing area can be minimized. In conjunction with that a way to minimize the drainage area contributing to the sump inlets is to possibly drain the center of the project (Units 38-64) to Page 6 Number: 6 Created: 8/23/2006 [8/23/06] ACCESS: A fire lane is required. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new, fire lane must meet the following general requirements: u Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. u Have appropriate maintenance agreements that are legally binding and enforceable. 1-1 Be designated on the plat as an Emergency Access Easement. ❑ Maintain the required minimum width of 30 feet throughout the length of the fire lane. If a fire lane cannot be provided, the buildings shall be fire sprinklered. Response: Acknowledged. Number: 7 Created: 8 / 23 / 2006 [8/23/061 ADDRESSING: 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.) For this project, PFA also requires the address to be mounted at the rear (garage side) of each individual unit. Addressing shall be consistent with the system for Brooklyn Park - Phase 1. Response: Acknowledged. Number: 8 Created: 8 / 23 / 2006 18/23/061 TURNING RADII: Minimum inside turning radius is 25 feet, minimum outside turning radius is 50 feet. Response: Acknowledged. Number: 22 Created: 8 / 25 / 2006 [8/25/061. Topic: Zoning Number: 10 Created: 8 / 23 / 2006 [8/23/061 MONUMENT SIGN: A monument sign shall be erected at the drive cuts on Kansas Drive, displaying the units addressed off Kansas. Response: Acknowledged. Department: Stormwater Issue Contact: Glen Schlueter Topic: Stormwater Created: 8 / 22 / 2006 Number: 1 [8/22/061 This site is in the Foothills drainage basin. The citywide new development fee is $3,070.00/acre which it is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. Response: Acknowledged. Number: 2 Created: 8 / 22 / 2006 [8/22/06]A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The design Page 5 [8/25/061 Until existing conditions (including unbuilt approved driveway locations) are shown for a minimum of 150' from the property boundaries, the driveway locations cannot be approved. Proposed driveways must line up with those proposed across the street. Response: There are 110 existing or approved driveway locations across either street. from our proposed driveway locations. Pioneer School is directly east. across hansas Drive, and has no driveway access points on hansas Drive. An undeveloped (and unapproved) parcel is d.irectlh' west across Iowa Drive from the site, so there are no access drive locations across Iowa Drive. Number: 17 Created: 8 / 25 / 2006 18/25/061 See Figure 19-6 for parking setback requirements. The traffic volumes discussed in the TIS will be necessary to use the table and determine the required setback to the first garage door from the street. It will probably be either 40' or 50' Response: Our closest garage doors are 32 feet from the flowline of the streets. Based on our traffic numbers, 40 feet is required. Please see the attached variance request to this standard from Matt Delich. Number: 18 Created: 8 / 25 / 2006 [8/25/06] No structures of any kind are allowed within easements. See Comment 14. Response: See response to comment 14 above. Number: 19 Created: 8 / 25 / 2006 [8/25/061 A utility coordination is suggested prior to first submittal. Please contact me so that I can set one up for you when you're ready with the new layout. Response: We will be contacting you to set this up. Number: 20 Created: 8 / 25 / 2006 [8/25/06] Grading must be flat to nearly flat for a minimum of T behind the sidewalk. All grading affecting public rover can not exceed 4:1 slopes. Response: Acknowledged. Number: 21 Created: 8 / 25 / 2006 [8/25/06] Please see LCUASS and Appendix E4 for other submittal requirements. I can email the checklist to you to make it easier if you like. We have the items required prior to hearing highlighted so you know what must be shown on the plans with the first submittal. The check list must be completed and submitted with the first round of review as well. Email me at sjoy@fcgov.com and I'll send it back. Response: Checklist is submitted with this application. Department: PFA Issue Contact: Carie Dann Topic: FIRE Number: 5 Created: 8 / 23 / 2006 [8/23/06] 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. Spacing and flow requirements include 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Response: Acknowledged. Page 4 Department: Engineering Issue Contact: Susan Joy Topic: General Number: 11 Created: 8/25/2006 18/25/06] The first driveway off Kansas is much too close to Custer and presents a safety issue. Our minimum driveway setback is 175' from CL to CL and it appears that you have provided for only 100'. No variance will be granted due to safety and traffic concerns. Response: Kansas drive is a residential local street.. The: minimum corner clearance for the sas driveway is 100 feet for local streets, so vve meet the standard for the driveway on Kanaer Drive. Iowa Drive is a commercial local street, which requires the minimum 175' corner clearance separation. Matt Delich has analyzed the safety and traffic concerns of reducing this minimum separation to 100 feet in this case, and has concluded a lesser separation can be achieved safely. Please see the attached variance request from Matt. Delich. Number: 12 Created: 8 / 2 5 / 2006 [8/25/061 Diagonal Parking off Kansas: This will not be permitted and no variance will be granted. Please design the street section in accordance with 7-9F. Response: We have removed on -street diagonal parking from our proposed layout. Number: 13 Created: 8 / 25 / 2006 [8/25/061 Skewed -Driveway off Kansas: A 75 degree skew has been proposed and does not meet our minimum requirement of 90 degrees, plus or minus 10 degrees for a minimum of 25'. A variance request will not be considered to this standard as it appears the site will easily accommodate that requirement. In other words, there are no site constraints that would prevent a safer, straighter driveway from being constructed to standard for the first 25'. Response: OK. We have redesigned this to address this comment. Please review the revision and let us know if this works. Number: 14 Created: 8 / 25 / 2006 18/25/061 Attached Sidewalks: A variance will not be granted as there are no site constraints preventing this project from designing the typical street section to standard. Please design all street frontage in accordance with 7-9F and 7-5F. Please keep in mind as you are adjusting your layout that no structures of any kind, including stairs, retaining walls (versi-lock or other), footings and foundations, are allowed within the utility easement. See Figure 16-1 for other requirements regarding minimum setbacks for other objects and materials. Response: Sidewalks are now detached. Street frontage has been designed in accordance with LCUASS. Only sidewalks graded to allow access to the buildings are in easements. (They are steps in a sidewalk not stairs). Number: 15 Created: 8 / 25 / 2006 [8/25/061 Please design driveways in accordance with 706 or if the TIS shows more than 350 trips a day, then design the driveway in accordance with 707 per 9.3.2.A. Since the driveways will become part of emergency access drive, PFA may require 25' curb returns to meet their minimum inside turning radii requirements instead of our 20' requirement'. PFA's safety minimums would take precedence. The maximum grade from the row (back of walk) is 8% for a minimum of 20' per 9.3.3.B. Response: We've designed the driveways in compliance with 706. Number: 16 Created: 8 / 25 / 2006 Page 3 A C. Please see additional Stormwater comments in this letter, below, beginning on Page S. Response: AcknovvIedged. Transportation Planning a. Transportation Planning will not support the proposed attached sidewalks on bwa and Kansas Drives. Should these sidewalks be allowed to be attached then the sidewalks must be a minimum of 6.5' wide. Response: The sidewalks have now been detached, as requested. b. If the proposed diagonal parking on Kansas Drive is allowed then the sidewalk in front of those spaces must be a minimum of 6' wide. Response: Eric Bracke has explained that he will not support diagonal parking on the public streets, so we have removed it from our proposed layout. Poudre Fire Authority (PFA) a. PFA needs exterior accesses (man doors) to the living areas from the garage sides of the buildings. These doors need to be separate from the garage doors. Response: We've coordinated this issue with Carie Dann and Ron Gonzales, and detached the buildings, and removed the L-shaped building configuration; so those units can be accessed from the fire lane easier. This has eliminated the need for man doors according to PFA. Planning a. With the layout as proposed at Preliminary Design Review, the sidewalks along the north side of the property and the interior courtyard between buildings must be designed and constructed to satisfy the "major walkway spine" definition and requirements as set forth in the Land Use Code. Response: We have refined the site layout so that the priman7 entrance of all dwelling units is within 200 feet of a street sidewalk. b. All buildings must be set back from the surrounding street rights -of -way a minimum of 1S'. Response: MMN zone doesn't have a minimum setback in accordance with 4.5(E)(2)(c) of the LUC. It's our understanding that we only need to stay out of any utility easements. C. This property, being in the MMN - Medium Density Mixed -Use Neighborhood Zoning District, must maintain a minimum average density of 12 dwelling units per net acre of residential land. There is no maximum allowable residential density, in this district. The proposed 64 dwelling units on the 2.6 acres results in a density of 24.6 dwelling units per acre. Response: Acknowledged. Page 2 Responses to Preliminary Design Review Comments Rigden Farm, 141" Filing Brooklyn Park Rowhouses, Phase 2, P.D.P. ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 27 Created: 8/28/2006 [8/28/061 The following comments were expressed at the PDR meeting on August 23, 2006: Engineering a. Regarding the proposed sidewalk along the north side of the property, adjacent to the existing detention pond, there must be a minimum T wide flat area from the north edge of the walk to the top of the pond slope. Response: Acknowledged. b. The private driveways to this facility from Kansas Drive must maintain a minimum 12' separation, edge to edge. Response: Acknowledged. Water/Wastewater a. . There are existing utilities all around this site. Response: Acknowledged. b. The more services to this site the more utility coordination issues there are. Response: Acknowledged, we'd like to have a utility coordination meeting. Stormwater a. The drainage facility to the north is an existing detention pond, not a drainage channel; therefore, it cannot be piped. Response: Acknowledged. b. There are some grading issues associated with this site. Response: Acknowledged, see the submitted grading plan. Page 1