HomeMy WebLinkAboutRIGDEN FARM, 11TH FILING, BROOKLYN PARK ROW HOUSES - PDP - 56-98AD - CORRESPONDENCE - (6)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,
Amm-
Steve Olt
City Planner
cc: Marc Virata
Hearne Properties, LLC
Interwest Consulting Group
Current Planning File #56-98AD
Page 7
The following comments/concerns were expressed at staff review meeting on
June 29tn:
Engineering:
1. A couple of variance requests are needed.
2. More information is needed on the construction documents.
Stormwater:
1. - A maintenance agreement with the church is needed for the storm line
along the south property line.
Water/Wastewater:
1. Building envelopes (no part of) cannot encroach into utility easements.
2. The meter pit must be at least 4' away from the stairway.
Transportation Planning:
1. A 5' wide detached sidewalk is needed along Custer Drive.
2. A 6' wide sidewalk is needed in front of the surface parking spaces on
the east side of the development.
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, primarily due to additional information
needed on the construction (utility) documents.. This proposal is subject to
the 90-day revision re -submittal requirement (from the date of this
comment letter, being July 7, 2005) as set forth in Section 2.2.11(A) of
Page 6
Department: Transportation Planning Issue Contact: David Averill
Topic: Landscape Plan
Number: 59 Created: 6/28/2005
[6/28/05] Site plans calls out the existing sidewalks on Custer as being built as
4' 10", which would be a bit scary as it is a new street built to current LCUASS
that calls for 5'-0" sidewalks on a Collector. I went out to the field to check
this, and the existing walks are 5'-0", thankfully. Please correct to avoid any
confusion. Thanks.
Number: 60 Created: 6/28/2005
[6/28/05] Please refer to "guest parking" area. LUC specifies that walkways
adjacent to head -in parking shall be at least 6' in width to account for vehicle
overhang. This one is measuring in at slightly over 3'. Please revise. Also, it
appears to me that a vehicle parked in either of the southern two spots here
will totally block access to the "up" ramp access to the. common area in the
middle. Perhaps I'm reading the plan wrong, but I would appreciate some
clarification. Thanks.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: P/at
Number: 61 Created: 6/30/2005
[6/30/05] Building envelopes are not permitted with in the utility easements.
Topic: Utility Plans
Number. 62 Created: 6/30/2005
[6/30/05] Maintain 4 feet minimum separation between the meter pits and all
permanent structures.
Number: 63 Created: 6/30/2005
[6/30/05] Provide an enlarged detail showing the water service configuration
as discussed at our last utility coordination meeting.
Number: 64 Created: 6/30/2005
[6/30/05] See site, landscape and utility plans for other comments.
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Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Eroding Pons
Number: 65 Created: 7/1/2005
[7/1/05] It does not look like the swale cross-section as shown would be able
to fit between the sidewalk and the property line to the south. Please adjust
grades to ensure that no drainage from this site flows onto the church
property.
Topic: Landscape Plan
Number: 58 Created: 6/28/2005
[6/28/05] Have the Timberline Church and the Colony development approved
the placement of the proposed trees on their property ?
Topic: Storm Line Maintenance
Number: 20 Created: 4/26/2005
[6/28/051
[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 access in Rigden Farms to the east line.
Topic: Utility Plans
Number: 39 Created: 4/28/2005
[7/1/05]
[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 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.
Number: 57 Created: 6/28/2005
[6/28/051 The proposed gas line to the east of the buildings is shown to be
only 5 feet from the existing storm line, please provide a 10 foot separation if
possible.
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Number: 41 Created: 4/29/2005
[6/20/05] The utility/horizontal control plan shows telephone vaults between
the sidewalk and curb and gutter in the right-of-way. Do flush mounted
telephone vaults exist? Both the electric and telephone vaults should be shown
as flush mounted, since these are not allowed to be raised in right-of-way.
[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.
Number: 42
Created* 4/29/2005
[6/20/05] The vaults mentioned in the previous comment appear to be less
than 2' from the sidewalk, which again need to be indicated as flush mounted.
[4/29/05] The plans need to ensure that any above ground structures are
separated 2' from any public sidewalk.
Topic: &ading
Number: 56 Created: 6/21/2005
[6/21/05] The construction plans and site plan need to both illustrate the
limits of proposed construction for the sidewalk that connects to the
development to the east. It needs to be understood at this time how the two
developments will coordinate this connection and letters of intent are received
for any offsite construction.
Topic: P/ot
Number: 53 Created: 6/20/2005
[6/20/05] Please add a note on the plat regarding private drives as attached to
the Engineering comment sheet.
Number: 54 Created: 6/20/2005
[6/20/05] The plat does not appear to be dedicating (and actually vacating)
utility easement behind the right-of-way of Iowa Drive, with the exception of a
30' x 30' utility easement towards the middle of the site. A variance request
will be required to not provide the 9' of utility easement behind Iowa Drive
with acceptance by the utilities.
Number: 55 Created: 6/20/2005
[6/20/05] Is it intended to limit Tract A from being an easement?
Page 3
b. There is missing data and an incorrect bearing on the emergency access
easement.
c. Why not make all of the building envelope lines solid lines?
d. The subdivision plat is confusing. Tract A & easement lines. Is everything in
Tract A outside of the building envelopes?
Department: Engineering Issue Contact: Marc Virato
Topic: Construction Plans
Number. 22 Created: 4/27/2005
[6/20/05] Please place the Qwest and Xcel Energy approval blocks also on the
cover sheet. Ensure that Light & Power is added to the City approval block on
each sheet.
(4/27/05] Given the notes 4-6 on Sheet 5 it would appear to be appropriate to
have City Light & Power added to the City's approval block and have individual
approval blocks for both Xcel Energy and Qwest.
Number: 26 Created: 4/27/2005
[6/21/05] The revised drawings at 5% helps address the issue. A variance
request is still required, however we've discussed internally in Transportation
that the request can be supported.
[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: 28 Created: 4/27/2005
[6/21/05] Carried over pending the receipt of the variance request.
[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
inter -relationship between the two.
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
M. Torgerson Architects
c/o Troy Jones
223 North College Avenue
Fort Collins, CO.80524
Date: 07/07/2005
Staff has reviewed your submittal for RIGDEN FARM, 11TH FILING,
BROOKLYN PARK ROW HOUSES - POP, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Landscape Plan
Number: 67 Created: 7/7/2005
[7/7/05] The landscaping in the reduced setback along the east side of the
property, next to the driveway and parking, needs to be enhanced. There are
not enough tall, dense shrubs in this area to provide proper screening of the
vehicular area from the homes in the Colony project to the east. They are 3.5'
higher than the surface of this vehicular area and will look right over the
Potentillas. Need to provide the 6' height and 75% opacity per Section
3.2.1(E)(4)(b) of the Land Use Code.
Number: 68 Created: 7/7/2005
[7/7/05] There are a total of 39 trees being proposed on the Landscape Plan.
Any one species/variety of tree cannot exceed 33% of this total, or 13 trees,
per Section 3.2.1(D)(3) of the Land Use Code. The plan shows 15 Serviceberry.
Please make the necessary changes to the trees on the plan.
Topic: Plat
Number: 66
Created: 7/7/2005
[7/7/05] The Technical Services Department offered the following
comments:
a. The outside boundary and legal description close.
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