HomeMy WebLinkAboutRIGDEN FARM, 9TH FILING, POSTA BELLA - PDP - 56-98S - CORRESPONDENCE -30
Clearly define all water and sewer abandonment procedures and include a note to coordinate the
abandonment's with the city utilities.
31
Show and label concrete encasement of the storm sewer, in profile view, at the water main crossing.
See site, landscape and utility plans for other comments.
Department: Water Wastewater
Topic: Utility Plans
Issue Contact: Roger Buffington
46
Are 4-inch fire lines needed for the residential fire sprinkler systems? Please check with mechanical engineer
and PFA.
Department: Zoning
Topic: ZONING
2
Please remove topo lines from final site plan
3
Show HC ramps where sidewalk intersect with drive aisles
4
See Building E - building envelope encroaches over sidewalk
Issue Contact: Jenny Nuckols
5
Please note building height on elevations as well as materials and colors
6
Plant note #4 - page 2 of 3 - add "install" - "value of landscaping and installation"
7
On landscape plan - I need to know a count and type for the shrub/perennial bed areas.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project, please feel free to
c II meat (970) 21-6750.
ours T y,
TR6Y A S k
CitylPlan er
t 1
Page 8
Topic: Off -site construction
42
Tying into the existing offsite storm sewer will require at least a letter agreement from the neighboring property
owner to the south.
Topic: Utility Plans
40
The storm sewer in the back of lots 32 through 35 is not acceptable, there will be no room to dig up and
maintain this sewer. It needs to be re-routed through private drive.
No storm sewers can bend without a manhole.
41
Please provide a minimum 20 foot wide easement for the storm sewers.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Site
57
Please include access ramps at locations where the sidewalk connects to the drive aisles.
58
Please extend the walkway through the gazebo to the mail kiosk to facilitate accessibility.
59
Add a walkway along the western edge of the property that connects to the walkway in the Willows
project and to the sidewalk on Custer Drive. This also provides a direct connection to the Foothills
Regional Trail and entrances to the front of the dwelling units.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Landscape
22
Provide the required landscape/utility separation distances on the landscape plans.
Topic: Site
24
The site plan provided does not match the civil plans as for the general layout. Coordinate all sets of plans to
reflect the same information. Fire lines may not be extended under the proposed mail kiosks. Clearly define
which units are in each building.
Topic: Utility
25
Look at options which would eliminate water main in private drive on west side of project.
26
Use tapping saddles verses cutting in tees on the existing water main in Kansas Drive.
27
Will Kansas Drive be public right of way or private drive. Clearly define this on the plat.
28
Will irrigation tap be needed for this development?
29
Maintain a 10 feet minimum separation distance between the proposed fire hydrant and the proposed storm
sewer inlet.
Page 7
Department: PFA
Topic: Fire
Issue Contact: Ron Gonzales
64
The address shall be visible from the street on which the buildings front and from the fire lane side of the
buildings. Minimum 6 inch numerals are required to be posted on a contrasting background. The address for
Buildings A through E on the east shall be a campus address at the point of intersection with the private drive
and Kansas Street, as well as on the west side.
65
Water supply shall provide 1500 gpm @ 20 psi. Hydrants are required within 300 feet of all buildings (measured
as hose is laid).
67
Fire lanes are required for access. They shall be indicated on the plat as Emergency Access Easements. Due
to height of, buildings a 30 foot wide fire lane is required; however, due to fire sprinklers being installed
throughout, fire lane width shall be reduced to 20 feet.
Department: Police
Topic: General
45
Issue Contact: Joseph Gerdom
Fixture B to the west of Building E could be moved closer (15') to the drive -way entrance on Kansas to improve
lighting at intersection. Major pedestrian spine along east of project needs some lighting for safer night time use.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Drainage in the driveways
51
Currently the drainage design for the driveways consists of an inverted crown with a concrete pan down the
middle, with transitions to chases. This type of design will present long term maintenance problems. A tilted
driveway design is a better application in this situation with flows confined to an inflow curb and gutter.
Topic: Drainage Plan
54
Please show the basins contributing flows to east and west side of Custer Dr. separate basins.
Topic: Erosion Control
55
November 22 2002
1. There are no PS, EFF calculations.
2. The plan in the back of the report is not the erosion, control plan.
3. It is unclear from your report and plan whether or not the area (any of it) is to be seeded and/or mulched.
Please clarify.
Topic: Grading Plan
44
Please provide cross -sections for all proposed swales on the property.
Grading on the south end seems to necessitate easement from the neighboring property owner. If a joint
swale is to be used, a letter agreement from the neighboring property owner is needed. The use of a joint
swale is recommended in this situation since there is limited room for two parallel swales.
The buildings abut very closely the east property line; improvements will be impossible to construct on this site
without a construction easement from the property owner to the east of the property line.
The drainage on the west seems to be in a swale on a shared property line, a drainage easement from the
property owner to the west would be required to allow the drainage on their property.
Page 6
43
Why is it noted that the boundary line is not on the right-of-way line for a portion on the northwest. Who then
owns this area?
Topic: Street Design
21
Show existing and proposed utilities on both the plan and profile view of the street design sheet.
48
The existing flowline elevations on Kansas that are being proposed heading south don't appear to match
between the plan and profile views (as well as the end of construction flowline elevations for Kansas Drive
specified on the Willow project.)
49
The flowline grades shown at Kansas Drive heading south doesn't appear to match the flowline elevations
specified on the Willow plans. If grade breaks are proposed, please indicate this occurring. Show a portion of
the approved existing flowline design to show how this ties in. (Note that the right flowline grade break would not
meet standards.)
50
Show the transition point to remove the crown of Kansas Drive intersecting Custer Drive. Provide the elevation
at this point.
Topic: Subsurface
32
The soils report indicates that groundwater was found at depth consistent with basement level. Are basements
proposed with the development? If so, the soils report indicated that perimeter drains should be installed; while a
groundwater analysis is not required in this situation, the developer should provide information as to how such a
perimeter drainage system would discharge. Would the discharge occur away from the buildings, or would a
sump pit area be created? Identify any discharge or sump pit locations on the plan set.
33
The soils report indicates that it is anticipated the multi -family structures will be three-story wood frame buildings
with below grade parking. Is there °below grade parking' proposed and where is it located?
Department: Light & Power Issue Contact: Monica Moore
Topic: General
8
Overall utility plan will be required to show electric layout, including streetlights, transformers and meter
locations. Proposed fire lines conflict with potential locations for electric meters.
9
Any relocation of existing electric facilities will be at developer's expense
10
A utility coordination meeting is strongly encouraged. Gas and electric services will NOT be allowed to be
installed in a joint trench. Minimum clearance to gas from electric is 4 feet.
11
Street trees will need to maintain minimum clearances from streetlights. 15-foot from ornamental trees and 40-
foot from shade trees.
12
Normal electric development policies and charges will apply for this development.
Page 5
I seem to recall that the Willow was required to place notices on the final development plan documents indicating
concerns regarding parking availability and the likelihood of on -street parking being used extensively. It would
appear that this project should have the same notices.
18
A sidewalk path along the western edge of the property boundary, connecting to the sidewalk in the Willow
project should be constructed. In general, because there are no entrances into the units from the garage side of
the dwellings, additional sidewalk connections between buildings would appear to be beneficial, especially to
provide connectivity from the "parking lots' (i.e., between buildings C & D on the east side of Kansas connecting
to the °parking lot", from the "parking lot" on the west side of Kansas Drive to both sides of Building A as well as
the west sides of Buildings B & C.) Also, the mail kiosk is a destination for the entire community, wouldn't
additional sidewalk connections (between Buildings B & C and tying the kiosk to the sidewalk along the southern
boundary of Building E) be beneficial.
19
The variance requests for reducing the parking setback distance from 40' to 20' and to allow opposing driveways
to have less than 12' of separation were both approved by the City Engineer on 11/13/02.
23
The sidewalk within the 7th filing along Kansas Drive appears on the site and landscape plan to not align with the
sidewalk proposed in the Development. On the utility plan, the sidewalk within the 7th filing stops short of the
property boundary with the Development. Please coordinate between plans, is there a design issue with regards
to sidewalks tying into each other on Kansas Drive?
36
It appears that offsite easements are required from the Willow and the property to the west, based upon the
construction drawings.
38
While this is certainly not a requirement, it is suggested that concrete private driveways instead of asphalt be
considered. The concrete surface drains better at lesser cross slopes, reducing any likelihood of icing up the
private drives. Also, for inverted crown sections, this eliminates any potential issues overtime of the proposed
inverted concrete pan ribbon ending up higher than the surrounding asphalt, which would end up in icing around
the concrete pan along the asphalt because of trickle flows.
47
If Kansas Drive (south of this site in the Willow project) is constructed prior to development of this site, this site
will be required to have Kansas Drive constructed first, prior to any building permits in the development. This will
be stipulated in the Development Agreement for the project.
52
A parallel sidewalk system occurs with Building C on the Custer Road side; rather than create 4'+ of green space
between the two walks, why,not eliminate the southern walk and have the connections to the units tie to sidewalk
along Custer?
53
Assuming a sidewalk is constructed along the western boundary of the site, provide an access ramp from the
handicap parking area to get to the sidewalk system.
Topic: Plat
20
Existing easements that are dedicated to the City which are shown on the plat as to be vacated by separate
document, can be vacated on the plat, which would be easier from a process standpoint. Vacating by separate
document would require a hearing and individual approval by the utilities.
34
The plat appears to label 50' of right-of-way for Kansas Drive (although it is not shown as right-of-way). 51' is
required for a local street. Indicate the area as Kansas Drive with 51' of right-of-way dedication.
39
Provide on the plat the enclosed notice regarding maintenance of private drives.
Page 4
Department: Engineering Issue Contact: Marc Virata
Topic: Drainage
35
The drainage swales, most notably the swale on the west side of Kansas Drive bordering the Rigden Farm 7th
Filing appears to be quite tight. How much of a grass swale can be constructed within this area that measures
only Tin width? Would it be steep which would make maintenance (mowing) difficult? Cross sections would be
beneficial.
37
The building heights shown on the elevations drawing indicates that a maximum height of 42' is proposed (as a
comparison, the maximum height for the Hamlet at Miramont is 30'). There is a general concern that the building
height will leave much of the internal private drives and sidewalk connections in the shade and that icy conditions
will occur in these areas during winter. Because HOA's typically will have agreement with snow removal
companies that they will only remove snow if accumulation reaches a certain level, it is likely that on lesser snow
accumulations where no plowing is performed, snow and ice will remain on sidewalk, private drive and driveway
areas well after full southern exposure areas have defrosted.
It would be beneficial if the construction drawings had cross section details and specified a minimum and
maximum cross slope requirement for the private drives (both inverted crown and slope to one side) that the
contractor would have to build to. A cross slope of 2% minimum is encouraged. If there is not sufficient fall
along the asphalt section for drainage, there is the concern that defrosted snow may not drain sufficiently and
freeze from being in the shade (to defrost the next day, not drain, then freeze again).
Topic: General
1
Please ensure the title on all the documents is consistent. "Rigden Farm 9th Filing, Posto Bella' should be the
title.
13
Per LUC 3.6.6(D)(3) The private drives serving the site would need to be 30' in width because the units are three
stories. This may be reconciled per 3.6.6.(B)(1) but would need approval from the Fire Marshall, otherwise a
modification to the LUC is required.
14
A utility coordination meeting is encouraged given development issues that appeared with the 7th Filing that may
also be applicable in this case.
15
The Willow (Rigden Farm, 7th Filing) needs the Kansas Drive connection to Custer Drive to be maintained for
emergency access. As a consequence, construction of this development will require the existing emergency
access easement alignment though the site to remain or a PFA and City Engineering approved alternate
connection of Kansas Drive to Custer Drive during any such time that the existing emergency access easement
alignment cannot be maintained.
16
Based upon the information provided by North Star design (dated November 4, 2002), the change in alignment of
the existing sight distance easement as defined in the documentation may not be sufficient. The sight distance
easement was intended for the Kansas Drive/Custer Drive intersection as well as the Willow Tree Lane/Custer
Drive intersection. Documentation is. required demonstrating that the proposed sight distance easement is
consistent with the criteria in LCUASS for the Willow Tree Lane/Custer Drive intersection.
17
While it appears that all code requirements are being met regarding parking, Engineering is in general concerned
about the availability of parking for visitors as well as residents who may have more than the number of vehicles
than garage spaces (as well as the situation where residents use their garages for storage and not parking). The
placement of the "parking lot" with the handicap stall on the side of the street with fewer units appears odd. It
should be understood that Kansas Drive and Custer Drive will be heavily used as parking (and quite possibly
Willow Tree Lane from the Willow project, for residents of Building C on the east side of Kansas Drive, using the
ingress/egress between the building).
Page 3
68
Careful coordination should be undertaken along the south and east property lines. It appears that both the 7th
filing and this proposed 9th filing have drainage and walkway systems parallel to one another on either side of
the common property line between the two projects. Rather than having two adjacent stormwater and walkway
systems, it would make a lot of sence to work together with the adjacent property owners to combine these
systems. .
69
There is a critical pedestrian/bicycle connection that needs to be provided along the west edge of this property in
order to satisfy section 3.2.2(C)(5)(a) & (C)(6) of the LUC. This would extend the path along the west egde of
the 7th Filing to the south of your site. This connection is viewed as critical because it is the shortest point
between two pedestrian destinations; namely, the Neighborhood Commercial center which is accessed at the
corner of Custer and Illinois, and the regional bike trail running along the Foothills Drainage Channel (south of
the 7th filing).
70
Section 3.2.2(C)(5)(a) also requires that additional sidewalks be added to connect the vehicular drive area with
the front door side of the buildings (see Current Planning redlines). These sidewalk connections are needed to
connect the following pedestrian origins and destinations: (1) emergency service workers will need to get from
where they park their vehicles to the front doors of the units; (2) those who park in the provided parking stalls will
need to be able to walk around the buildings to get to the front doors, residents will need to have walkway access
to the required trail along the west edge of the property, and (4) residents will need to be able to walk from their
front doors to the mail kiosk area without requiring them to walk through the turf and swale areas.
71
Check with the post office to determine if they will locate their mail kiosk in the location where you propose.
Topic: Lighting Plan
78
The "C" fixtures specify that the manufacturer's number is "by owner.° Surely the choosing of and the
installation of these fixtures will not be done on a unit by unit basis by the homeowner. Specify the fixture to be
used here, and put the fixture detail on the lighting sheet the same way you did for the "B" fixture. The only detail
listed is that the fixtures will be 100 watt. This seems excessive to achieve the goal of adequate illumination.
The concern is that the fixtures that are used are not so frequent and so bright as to overlight the areas with
unnecessary light pollution. See section 3.2.4(D)(3) of the LUC.
79
The placement of the "B" fixtures seems to not take into account that Kansas Drive is a public street that is going
to have lighting poles installed by our Light and Power Department. Coordinate with Monica Moore [221-6150]
regarding the location of the public light poles along Kansas, and place the "B" fixtures stratigically as to not
over -light an area already served by the public light.
Topic: Site
60
The net acreage cannot exclude the new right-of-way of Kansas Drive as per the method of calculation described
in Section 3.8.18 of the LUC. The gross and net density in units per acre must be stated in the Land Use
Statistics information.
72
On the site plan, change "site" to "sight" when labeling the sight distance easement.
73
Building A presents a problem for emergency access to the units. The emergency vehicle staging area is on the
south side of the building, but the building is 8 dwelling units wide with noway to get to the individual units
without going all the way around the building. Rather than one building, it would make sence to split these units
into two separate buildings, or provide a man -door on the south side of each unit.
76
For the record, overflow and guest parking is going to be a problem for the residents. The code does not specify
a minimum amount of guest and overflow parking, however the demand is likely to be greater than can be
provided by the 10 off-street parking stalls and the available on -street parking. This comment is simply to make
you aware of the problem.
Page 2
STAFF PROJECT REVIEW
City of Fart Collins
� I
V.F. RIPLEY ASSOC. Date: 12/12/2002
C/O CATHY MATHIS
401 W. MOUNTAIN AVE. #201
FT. COLLINS, CO 80521
Staff has reviewed your submittal for RIGDEN FARM, POSTO BELLA, 9TH FILING PDP #56-98S, and we offer
the following comments:
ISSUES:
Department: Current Planning Issue Contact: Troy Jones
Topic: Buildings
63
Section 3.5.2(C)(2) of the LUC requires that every building containing 4 or more dwelling units shall have at least
1 building entry or doorway facing any adjacent street. In order to satisfy this standard, a building entry or
doorway must be added to the following locations: (1) the east end of building B (west side of Kansas), (2) the
west side of buildings A, E, and D (east side of Kansas), and (3) the north side of building C (east side of
Kansas).
75
Specify where utility meters and HVAC condencers are to be located, and how they are to be adequately
screened as required in 3.5.1(1) of the LUC.
77
Section 3.5.2(C)(1) requires to the extent reasonably feasible, every front fagade with a primary entrance to a
dwelling unit shall face the adjacent street. The term "extent reasonably feasible" is defined in Article 5 of the
LUC as, "under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that
the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the
proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse
impacts resulting from noncompliance with the regulation." To satisfy this standard, building E needs to be
rotated to face and orient to Kansas Drive. This may or may not facilitate the need to loose a unit or two in
building E.
Topic: Elevations
74
Label building materials, specify color, and add dimensions to the elevation sheet. Add the required doors onto
the elevations as per comment number 63.
Topic: General
61
The title on all sheets including the site plan, landscape plan, elevations, plat, utility plans, etc. must be worded
exactly as follows: "Rigden Farm 9th Filing, Posto Bella, P.D.P." This is consistent with the way the other
Rigden Farm Filings have been named.
62
Typically, because the buildings are 3 stories tall, the internal drive aisles are required to be at least 30 feet wide.
Ron Gonzales from the Poudre Fire Authority [416-2864] has indicated that the proposed drive aisle of 24 feet
would require a formal written letter of modification to be granted by the Fire Marshall, which Ron has indicated
he is likely to support.
66
The plat and site plan label the lots differently, which causes much confusion. Also, the site plan has repeat
building names and unit numbers on either side of Kansas Drive. Because the Plat doesn't call out different
blocks for either side of Kansas, and because the lots on the plat are numbered sequentially 1 through 35
without regard to Kansas, please label the buildings on the site plan A through H, and label the units consistent
with the lot numbers on the plat.
Page 1