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HomeMy WebLinkAboutRIGDEN FARM, 11TH FILING, BROOKLYN PARK ROW HOUSES - PDP - 56-98AD - CORRESPONDENCE - REVISIONS0 Enciineerinq The driveways between the buildings will ice over. Concrete would be a better pavement material than asphalt in these locations. Response: Your recommendation has been acknowledged. Thank You. 2. The driveway entries can have no more than a 4% grade. The plans are showing an 11 % grade. Response: Entrance grades off Iowa Drive have been revised. 3. A utility coordination meeting is needed. Response: A Utility Coordination Meeting was conducted on April 29 2005, as requested. Page 10 Don 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 drainage easement. Please call Comcast, at 484-7166, if you need more details. Response Response I have discussed this comment with Don and he needs to see how the utilities have been revised with this submittal. Xcel Energy 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. Response: See the revised utility plans. 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. Response: This comment can be disregarded per Len Hildebrand. c. Services must be installed prior to patios being installed. Response: This comment is notes: City Forester Change street tree species as noted on the marked -up Landscape Plan that is being forwarded to the applicant. Response: We have coordinated with Tim Buchanan on this issue. WaterMastewater The water and sanitary sewer services as proposed are not working. A utility coordination meeting is needed. Response A Utility Coordination Meeting was conducted on April 29 2005 as requested. Stormwater 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. Response: See revised landscape plan. Light & Power The proposed 2 electric vaults is not enough for this many dwelling units. Response: We are now proposing 4 vaults. Page 9 14/15/05] 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-evaluate. Response We have revised the planter configuration to accommodate this comment. Number:5 Created:4/15/2005 [4/15/05] NOTE - one of the handicap spaces will need to be signed as "Van Accessible". Response We have labeled one of our parking spaces accordingly. Number:6 Created:4/15/2005 14/15/051 Note the building height on the elevations Response We have included this information on this submittal. Number:7 Created:4115/2005 [4/15/05] No rear or side elevations were provided. Response We have provided these elevations in this latest submittal. Number:8 Created:4/15/2005 [4/15/05] What are the proposed colors/materials for the rest of the units ... only the end units are noted. Response See the attached revision to the elevations the colors and materials are now specified in greater detail. Number:9 Created:4/15/2005 [4/15105] On the landscape plan, please note the item count next to the item symbol. Example: PF-3, or something similar Response: Revised as requested. 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) Response: Revised as requested. 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. Response: Acknowledged. Comcast Cable TV Page 8 Response A Utility Coordination Meeting was conducted on April 29 2005 as requested Number 33 Created:4/28/2005 [4/28/05] Maintain a 10 foot separation between water services/underground utilities and thrust blocks. Response Separation has been maintained between all thrust blocks and utilities Number:34 Created:4/28/2005 [4/28/051 The City of Fort Collins utilities only allows 1-inch and 1.5-inch water service. Please correct the utility plans to reflect this. Response: The plans have been revised to provide a 1.5-inch water service. Number:35 Created:4/28/2005 [4/28/05] No water services are permitted beyond the last fire hydrant. Response Our design shows no services beyond the last fire hydrant Number:36 Created:4/28/2005 [4/28/051 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 the utility easement. Maintain 10 feet of separation between the fire hydrant lateral and the proposed sanitary sewer manhole. Response The utilities have been coordinated with the city and a large easement encompasses all utilities along Iowa Drive. Number:37 Created:4/28/2005 [4/28/05] See site, landscape and utility plans for other comments. Response: We have revised the site, landscape and utility plans accordingly_ 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. Response We have revised the site plan to accommodate this comment Please see the attached site plan. Number:2 Created:4/15/2005 [4/15/05] Remove landscaping from site plan, please just show on the landscape plan. Response We have revised the site plan to accommodate this comment. Number:3 Created:4/15/2005 [4/15/05] Remove topography lines from the final site plan. Response: We have removed the topo lines as requested. Number:4 Created:4/15/2005 Page 7 [4128/05] 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. Response A maintenance agreement between the developer and the city will be coordinated prior to final compliance. Topic: Stone 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 Farms access to the east line. Response A maintenance agreement between the developer and the city will be coordinated prior to final compliance. Topic: Utility Plans Number:39 Created:4/28/2005 [4/28/051 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 will allow the pipe to be dug up for maintenance purposes at a 1:1 slope from the edge of the pipe to the proposed stairways Response A profile of the proposed 24" RCP along the south property line has been provided There is sufficient room for maintenance between the proposed storm sewer and proposed stairwells. Department: Transportation Planning Issue Contact: David Averill Topic: Construction Plans Number:29 Created:4/27/2005 [4127/05] I'm a little concerned with grades of the driveway crossing of the street sidewalks. Seems like it may be problematic for drivers to assess what is coming down the sidewalk. At staff review it sounded like there may be some site plan changes, so perhaps this will be addressed out of some other necessary change. Response The proposed entrance grades off Iowa Drive have been revised. Number:30 Created:4/27/2005 14/27/051 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. I am of course available to help in any discussion that takes place. Thanks. Response: We have now provided a pedestrian connection to the property to the east Also we now have a major walkway spine along our southern property line. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number:32 Created.4/28/2005 [4/28/051 A utility coordination meeting is needed to discuss the proposed utility layout. Page 6 Response (A) All units are side by side there are no units over other units. (B) We will abide by comment B dunno construction. (C) We will abide by comment C during construction. Number..16 Created:4/22/2005 [4/22/051 WATER SUPPLY: Commercial No commercial building can be greater then 300 feet from a fire hydrant. 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 Response We have coordinated fire hydrant spacing with Ron Gonzales and the Water/Waste Water staff at the City. and comply with this requirement. Department: Police Issue Contact: Joseph Gerdom Topic: General Number:19 Created:4/26/2005 [4/26/051 Lighting: the LUC calls for a minimum of 1.Ofc in parking and drives; 0.5fc along pathways; and min of 0.3 for pedestrian stairways - several areas fall below this. Response: The lighting plan has been revised accordingly Department: Stormwater Utility Issue Contact: Basil Harridan Topic: Grading Number:38 Created:4/28/2005 [4/28/05] The grades around the south end of the site and 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. Response Cross section A -A has been added to the Grading Plan and 1 have cleaned up the contours and other information in this area to make it more clear. Topic: Landscape Plan Number:18 Created:4/26/2005 [4126/05] If any trees are required by planning on the south 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 line. This distance will make it impossible for the City to maintain that storm line. Response The trees along the south side of building 4 have been placed 10 feet away from the centerline of the pipe Instead of providing trees on our site along our east property line we have revised the landscape plan to satisfy the tree requirement east of the existing storm line on the neighbor's property. We have coordinated this with the neighboring property owner. Topic: Plat Number:17 Created:4/2612005 [4/26/05] Please designate Tract A as a drainage easement as well. Response: This comment has been addressed. Topic: Stairway in Drainage Easement Number:40 Created:4/2812005 Page 5 lines will be installed by the developer from the transformer to the meters. These lines will be installed and maintained by Light and Power. Response: The plans have been revised to show one vault for each row of units. The notes on the utility plan have been revised per your commentResponse. A Utility Coordination Meeting was conducted on April 29, 2005, as requested. 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. Response: This comment has been noted and all clearances have been maintained Number:13 Created:4/19/2005 [4/19/051 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. Response: We have revised the submittal accordingly. Please see the meter locations shown on the buiiding elevations. Department: PFA Issue Contact: Michael Chavez Topic: General Number:14 Created:4/22/2005 [4/221051 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. 1. The minimum width shall be 20 feet. 2. Inside turning radius shall be 25 feet and outside turning radius shall be 50 feet. 3. Compacted road base shall be used during the construction phase only. The permanent fire lane shall consist of asphalt or concrete 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 must have access to a 30 foot unobstructed access roadway on at least (1) one side for aerial operations. PFA Policy 85-5 (B) Response: This latest submittal has been designed to satisfy these PFA comments Number..15 Created:4/22/2005 [4/22/05] PREMISES IDENTIFICATION: Approved numerals or addresses 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 following requirements shall pertain. 1. The first floor units shall be designated with 100's. 2. The second floor units with 200's 3. The third floor units with 300's, and so forth. B. All brass letters and numerals shall be posted on a black background. C. Some multi -family layouts may require 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. Page 4 Resnonse:The DMDosed entrance qrades off Iowa Drive have been revised 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. Response: Your recommendation has been acknowledqed. Thank You. Number:28 Created:4/27/2005 [4/27/051 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. Response. We will wait to hear what you find 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). Response: Proposed roof drain locations have been shown on the plans. 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. Response: The plans show no above qround pedestals in the R,O.W 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. Response: There are no above ground structures within 2' from any walk. Topic: General Number:23 Created:4/27/2005 [4/27/05] Given comments thus far, a utility coordination meeting may be beneficial. Response A Utility Coordination Meeting was conducted on April 29 2005 as requested. Department: Light & Power Issue Contact: Monica Moore Topic: General Number:11 Created:4/1912005 [4/19/051 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 RO- 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 R-O-W. These would be installed in a utility easement on the property itself. In addition, these notes state that the secondary Page 3 [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. Response: We have revised the submittal accordingly. Number:46 Created:5/11/2005 [5/11/051 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. Response: We nave obtained permission from the neighboring property owner to the south, Timberline Church, to implement landscaping on their property in order for our walkway to qualify as a "major walkway spine." Please see the attached permission letter from John Sailer from the Timberline church. Number:47 Created:5/11/2005 [5/11 /05] A sidewalk connection to the Colony project to the east should be provided. Response: We have revised the submittal accordingly. Department: Engineering Topic: Construction Plans Number..21 Created:4/27/2005 Issue Contact: Marc Virata [4/27/05] On Sheet 4, show the patching notes along Iowa Drive to be half a parking lane width not V and reference Note #7. Response: The patching notes on Sheet 4 have been revised. 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. Response: These signature blocks have been added to the Utility Plan. 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. Response: Labels have been added to all off -site contours to better clarify grading off -site, 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. Response: I have revised some areas to hopefully make this cleaner Number:26 Created:4/27/2005 [4/27/051 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 65from the flowline of Iowa Drive. Page 2 RESPONSE TO CITY COMMENTS City of Fort Collins Date: 06/15/2005 P.O. Box 580 Fort Collins, CO 80523 &19l*3 Department: Current Planning Issue Contact: Steve Olt Topic: Building Elevations Number:50 Created:5/11/2005 [5/11/05] The building height should be shown on the Building Elevations. Response: Building heights are now 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. Response Side and rear building elevations are now shown on this submittal The sheet numbers are now rectified. Topic: General Number:43 Created:5/11/2005 (5/11/051 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. Response: The submittal has been revised to reflect the 11"filing in the title. Topic: Landscape Plan Number:48 Created:5/11/2005 (5111/05] 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. Response We have submitted a modification to this standard as part of this revised submittal. 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. Response We have submitted an alternative compliance request as part of this revised submittal Topic: Site Plan Number:44 Created:5/11/2005 [5/111051 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. Response See response to comment #48 above This is regarding the same issue. Vde have submitted a modification to this standard as part of this revised submittal. Number:45 Created:5/11/2005 Page 1