HomeMy WebLinkAboutRIGDEN FARM, 11TH FILING, BROOKLYN PARK ROW HOUSES - PDP - 56-98AD - CORRESPONDENCE - (5)Light & Power
1. The proposed 2 electric vaults is not enough for this many dwelling units.
Engineering :,
1. The driveways between the buildings will ice over. Concrete would be a
better pavement material than asphalt in these locations.
2. The driveway entries can have no more than a,4% grade. The plans are
showing an 11% grade.-
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3. A utility coordination meeting is needed.
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,muy.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 May 11, 2005) 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: Marc Virata
Hearne Properties, LLC
Interwest Consulting Group
Current Planning File #56-98AD
Page 11
Comcast Cable TV
1. bon Kapperman indicated that Tract A needs to be a utility & drainage
easement on the outer edge of the whole project. This is due to the South
Tract A being only a drainageeosement,.: Please: call: C6.mcast .0,at:484!".7A.66,,
if you need more details.
Xcel Enerav
1. Len Hilderbrand offered the following comments:
a. Need to mark gas meter locations on all units to make sure that the
clearance requirements from other utilities and any openings are being
met.
b. Need utility easement to extend all the way along the west end of the
project, along Iowa Drive. It appears not to continue across the
emergency & access easement.
c. Services must be installed prior to patios being installed.
Cily Forester
1. Change street tree species as noted on the marked -up Landscape Plan that
is beingf . i I
forwarded to the applitiint.)
Water/Wastewater
1. The water and sanitary as -proposed are not: Working. A
utility coordination meetin# is needed.
Stormwater ......
1. There is a conflict between the storm sewer and the trees along the east
side of the property. Trees must be 10' from the sewer. A maintenance
agreement is needed. V
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Number. 3 Created-. 4/15/2005
[4/15/05] Remove topography lines from the ffinal site plan.
Number: 4 :-* ^, '' :', " ' , -, . Created: 4/15/2005 ' " '
[4/15/05] Regarding parking spaces in the center of each building: I'm not so
sure the planters on either side will last very long, granted the space is 10'
wide, but I foresee people driving into them trying to turn in to the parking
spaces. Just something to re-ev.-1d10dft"_
Number: 5 Created: 4/15/2005
[4/15/05] NOTE - one of the handicap spaces will need to be signed as "Van
Accessible".
Number- 6 Created. 4/15/2005
[4/15/051 Note the building height -on theelevations
Number: 7 Created: 4/15/2005
[4/15/05] No rear or side elevations were provided.
Number: 8
_COdatecl: 4/15/2005
[4/15/05] What are the proposed: colors/materials for -the, restof the
units ... only the end units are noted.
Number: 9 Created: 4/15/2005
[4/15/05] On the landscape plan, please note the item count next to the item
symbol. Example: PF-3, or something- iirihildr ' . . I
Number: 10 Created: 4/15/2005
[4/15/05] Add a note to the landscape plan regarding installation of
landscaping prior to issuance of a CO. See section 3.2.1(1)(4)
Additional Comments from City staff and outside reviewing agencies:
Building Department
1. Rick Lee is forwarding a copy of the various codes that his department will
enforce.
Page 9
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Department: Water Wastewater Issue Contact: Jeff Hill
Topic: 6enerol
Number: 32 Created: 4/28/2005
[4/28/05] A utility coordination meeting: is needed to'discuss the proposed
utility layout.
Number:33 , - Created:,4/2.8/2005
[4/28/05] Maintain a 10 foot separation between water.services/underground
utilities and thrust blocks.
Number: 34 Created: 4/28/2005
[4/28/05] The City of Fort Col lins-.utilities:-only,allows _1-inch.and 1.57inch water
service. Please correct the utility!plans.toartflect:this,
.:
Number: 35 Created::/.28/2005...,:::, .
[4/28/05] No water services are per.mitted,beyond-the- last; fire hydrant: .
Number: 36 ...... ;::.-r. : rCreated::4/28/2005
[4/28/05] Fire hydrant laterals may not extend through potential landscape
areas. Provide a 20 foot utility easement for the proposed fire hydrant lateral
with the lateral centered in theiutility(easement. Aointain:l0:feet•of,.
separation between the fire hydrant- lateral and:.the proposed sanitary sewer
manhole. cu, ,..,!
Number: 37 Created: 4/28/2005
[4/28/05] See site, landscape and utility plans for other comments.
Department: Zoning Issue :Contact:. Jenny Nuckols
Topic: Zoning
Number: 1 Created: 4/15/2005
[4/15/05] Show and label building'envelope; footprint, dimensions and distance
to property lines
:nnC n.; ::uI-rl
Number: 2 Created: 4/15/2005
[4/15/05] Remove landscaping from site plan, please just show on the landscape
plan.
Page 8
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Topic: Storm Line Maintenance
Number: 20 Created: 4/26/2005
[4/26/05] We need to discuss how maintenance would occur for the storm
sewer on the south end of the property and the one on the east end of the
property. A maintenance agreement between City and Developer will be needed.
Maintenance and access to the east sewer line will be difficult, as the south
line can be accessed from the church parking lot. Will need to coordinate with
the Colony development in Rigden Fcr."ms access to the east'line.
Topic: Utility Plans
Number: 39 Created: 4/28/2005
[4/28/05] Pipe profiles are not:required-until final submittal, however, you may
want to check and make sure that the proposed grades will provide a minimum
one foot cover for the pipe along the south property line. Also check and see
whether the depth of the pipe willall'ow the pipe to be dug up'for maintenance
purposes at a 1:1 slope from theedge of 4he pipe to.the,proposed stairways.
Department: Transportation Planning Issue Contact: David Averill
Topic: Construction Plans
Number: 29
Created:4/27/2005
[4/27/05] I'm a little concerned with grades of the driveway crossing of the
street sidewalks. Seems like it may,be:probiematic:for:�drivers to assess what
is coming down the sidewalk. Atistaff'review ifi sounded, like there maybe some
site plan changes, so perhaps this will be addressed out of some other
necessary change.
Number: 30 Created: 4/27/2005
[4/27/05] A question: how much thought has been given to how this
development will relate (specifically through pedestrian connections) to the
other development (existing and proposed) on the surrounding parcels. I
understand that there is only so- 'much that this applicant can do to facilitate
coordination with other developments, but I urge the applicant to explore the
options as much as is practicable,., Iam of course, available to help in any
discussion that takes place. Thanks.
Page 7
Fire hydrants are required with a maximum spacing of 600 feet along an
approved roadway. Each hydrant must be capable of delivering 1500 gallons of
water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2
Department: Police Issue Contact: Joseph Gerdom
Topic: Eeneral
Number: 19 -Created: 4/26/2005
[4/26/05] Lighting: the LUC calls for a minimum of 1.0fc in parking and drives;
0.5fc along pathways; and min of 0.3 for pedestrian stairways - several areas
fall below this. -
Department: Stormwater Utility Issue Contact= Basil Hamdan
Topic: Eroding
Number. 38 Created: 4/28/2005
[4/28/05] The grades around the south end. of the siteand how they .tie into
the neighboring property are not clear, please make sure that no drainage from
the site will discharge on the church property,_a.couple.of.cross sections for
that area may be beneficial as well.;--.,...! _.
Topic: Landscape Plan
Number: 18 Created: 4/26/2005
[4/26/05] If any trees are required_byplanning-,on thesouth side of .Building 4,
then please maintain 10 feet of clearance from centerline of pipe.
It appears that there are trees proposed within 2-3 feet of the existing storm
line along the eastern property Iine:;,ThisAistance.wiII make. it. impossible for .
the City to maintain that storm line. r
Topic: Plot
Number: 17 Created: 4/26/2005
[4/26/05] Please designate Tratt: A. as a. drainage easement as well.
Topic: Stairway in Drainage Easement
Number: 40 Created: 4/28/2005
[4/28/05] As currently drawn the drainage easement on the south property
line, encompasses a permanent structure, the stairway which is not allowed. You
need to either move the easement line around the stairways or move the
stairways outside of the easement as currently shown.
Page 6
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 14 Created: 4/22/2005
[4/22/05] REQUIRED ACCESS:
A fire lane is required. The fire lane shall be visible by painting and signage, and
maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
The criteria for a required fire lane contain several conditions that must be
met. I.
1. The minimum width shall be 20 feet.
2. Inside turning radius shall be 25"feet and 'outside turning radius shall be 50
feet. 11
3. Compacted road base shall be used during the construction phase only. The
permanent fire lane shall consist. af'-asphaltvr.-.concr..ete:and shall.be:required to
support 40 tons
4. The fire lane shall be platted•as:an-"Emergency,Access Easement! on the
final plat.
Buildings three stories or more in height-musf have access to,a30-foot::,
unobstructed access roadway owafileasf:-(1)"oneside-fomaeria[operations. PFA . .
Policy 85-5 (8)
Number:15 c •ii Created:4/22/2005
[4/22/05] PREMISES IDENTIFICATIONrApproved -numerals or-nddresses
shall be provided for all new and existing building in such a position as to be
plainly visible and legible from the street or road fronting the property. 1997
UFC 901.4.4
A. In Multi -story buildings the followingrequirem'entiSshall'pertain:
1. The first floor units shall be designated,with i00's.
2. The second floor units with 200's
3. The third floor units with 309s, and so forth.
B. All brass letters and numerals shall be posted on a black background.
C. Some multi -family layouts may rei'qhjire address postings from the back side
as well as the front of the buildings.
D. A clockwise addressing pattern shall be maintained when ever possible.
Number: 16 Created: 4/22/2005
[4/22/05] WATER SUPPLY: Commercial
No commercial building can be greater then 300 feet from a fire hydrant.
Page 5
Number: 42 Created: 4/29/2005
[4/29/05] The plans need to ensure that any above ground structures are
separated 2' from any public sidewalk.
Topic: 6enerol
Number: 23 Created: 4/27/2005
[4/27/051 Given comments thus far, a utility coordination meeting may be
beneficial.
Department: Light $ Power Issue Contact: Monica Moore
Topic: General
Number: it Created: 4/19/2005
[4/19/05] Conceptual Review Response Letter states -that transformer
locations have been coordinated with Light and Power. This issue has not been
resolved. Transformer locations -still need to be coordinated and a combined
utility coordination meeting still needs to, occur::,,Utility-plan shows-2 vaults with
transformers in R-O-W. Current.layout_would require.each building to have it's
own vault with transformer. Notes on the utility plan call for pad mount
transformers to be installed. Pad transformers cannot be installed in the RO-
W. These would be installed in a utility easement on the property itself. In
addition, these notes state that: the secondary. lines will be installed by the
developer from the transformer to the meters. These lines will be installed
and maintained by Light and Power.:.
Number: 12 Created: 4/19/2005
[4/19/051 Utility plan needs to show planned and existing facilities. Water &
Sewer lines must maintain 10-feet of clearance to electric lines. Gas lines must
maintain 5-feet of clearance.
Number: 13 Created: 4/19/2005
[4/19/05] Utility plan calls for electric meters to be located on the front wall
of each building. Show profile for the location of these meters with relation to
windows, doors, other meters, etc.
Page 4
Number: 25 Created: 4/27/2005
[4/27/05] The silt fence and storm pipe information on Sheet 6 obscures the
on -site contour line information. Please revise to make this area clearer.
Number: 26 Created: 4/27/2005
[4/27/05] The longitudinal grades for the driveway entrances past the
sidewalk along Iowa Drive are in the 11% range which exceeds the criteria
specified in LCUASS Figure 8-17 which requires no more than 4% grade for a
distance of 65' from the flowline of Iowa Drive.
Number: 27 Created: 4/27/2005
[4/27/05] As a suggestion (not a requirement), the use of inverted crown
asphalt drives, (especially in areas such as these with tall structures
surrounding) may be problematic with regards to winter months and potential
freeze -thaw -freeze issues. With some slopes in the 1.3% range, water may not
drain sufficiently along these grade with asphalt such that icing conditions may
occur. It may be worth looking into using concrete for these potential safety
and maintenance issues.
Number: 28 1 Created: 4/27/2005
[4/27/05] The variance request regarding the driveway separation is
acceptable. The variance regarding depth to the first parking stall is likely
acceptable, though I would like to verify the resolution of ID 26 before
committing to the approval of this variance request as there seems to be some
interrelation between the two.
Number: 31 Created: 4/27/2005
[4/27/05] It needs to be verified at this time how roof drainage will be
directed. It needs to be demonstrated that such drainage won't be directed
over a public sidewalk (Custer or Iowa).
Number: 41 Created: 4/29/2005
[4/29/05] The plans need to ensure that no above ground pedestals are located
in between any public sidewalk and curb and gutter of the associated public
street.
Page 3
Topic: Site Plan
Number: 44 Created: 5/11/2005
[5/11/05] There must be a minimum 5' setback of the driveway and parking
from the lot line along the east side of the development. Only 4' is presently
shown.
Number: 45 Created: 5/11/2005
[5/11/05] To satisfy Section 3.5.2(C)(2) of the LUC the units at the west ends
of Buildings 2, 3, and 4 must have doorways facing Iowa Drive.
Number: 46 1. 1 Created: 5/11/2005
[5/11/05] The primary entrances to the 3 easterly units in Building 4 are
further than 200' from a street sidewalk and, therefore, require a connecting
walkway in the form of a "major walkway spine" back to the sidewalk along Iowa
Drive. As shown on the Site Plan the walkway does not meet the definition of a
major walkway spine. The area between the building and the property line is too
narrow and the Landscape Plan does not satisfy the landscaping requirements.
Number:47 - Created: 5/11/2005
[5/11/05] A sidewalk connection to -the -Colony project to the east should be
provided.
Department: Engineering Issue Contact: Marc Virata
Topic: Construction Plans
Number: 21 Created: 4/27/2005
[4/27/05] On Sheet 4, show the patching notes along Iowa Drive to be half a
parking lane width not 1' and reference Note #7.
Number: 22 Created: 4/27/2005
[4/27/05] Given the notes 4-6 on Sheet 5 it would appear to be appropriate to
have City Light and Power added to the City's approval block and have individual
approval blocks for both Xcel and Qwest.
Number: 24 Created: 4/27/2005
[4/27/05] Please label the contour lines outside of the property boundaries to
better verify that grades are being tied into properly on -site.
Page 2
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STAFF PROJECT REVIEW
City of Fort Collins
M. Torgerson Architects Date: 05/11/2005
c/o Troy Jones
223 North College Avenue
Fort Collins, CO 80524
Staff has reviewed your submittal for RIGDEN FARM, 13TH FILING,
BROOKLYN PARK ROW HOUSES - PDP, and we offer the following comments:
ISSUES:
Department: Current Planning
Topic: Building Elevations
Issue Contact: Steve Olt
Number: 50 Created: 5/11/2005
[5/11/05] The building height should be shown on the Building Elevations.
Number: 51 Created: 5/11/2005
[5/11/05] Rear and side building elevations are needed. The cover sheet
indicates that there is a Building Elevation sheet 4 of 6; however, it appears
that this sheet was not submitted.
Topic: General
Number: 43 Created: 5/11/2005
[5/11/05] The filing # for this PDP should be changed to 11th Filing instead of
13th Filing. This is because of a change on the Spectrum Independent Living
PDP.
Topic: Landscape Plan
Number: 48
Created: 5/11/2005
[5/11/05] A minimum 5' wide landscaped area is required along the eastside of
the development between the driveway/parking and the property line. See
Section 3.2.1(J) of the LUC.
Number: 49 Created: 5/11/2005
[5/11/05] The landscaping as shown along the east property line is insufficient
to screen the "vehicular use area'. See Section 3.2.1(E)(4) of the LUC.
Page 1