Community Planning and Development Development Services 201 W. Colfax Ave., Dept. 205 Denver, CO 80202 p: 720.865.2705 www.denvergov.org/DS August 29, 2016 Jim Keavney KSA Architecture, LLC 4900 W 29th Avenue Denver, CO 80212 RE: 1288 Winona Court Townhomes – 2nd Concept Review Tracking Number 2016PM0000288 Dear Mr. Keavney, Thank you for taking advantage of the City & County of Denver’s Concept Meeting. Based upon the comments received, you are released from the Concept Phase and are ready to proceed with the formal Site Development Plan (SDP) process. Next Steps Before building permits can be submitted, the following submittals and approvals are required. They may be processed concurrently. Clicking on the application name below will download the submittal requirements and formatting checklists. Please review the submittal and formatting requirements. Omission of needed information will delay approvals. Site Development Plan (SDP) Transportation Engineering Plan (TEP) Sewer Use and Drainage Permit (SUDP) Additionally, during the concept phase, the following items were identified that need to be completed before approval of the SDP, TEP or SUDP. Please see the attached comments for more information. Row Dedication Please note that all comments identified in the concept review (see attached) must be addressed with the respective submittals. Failure to do so could result in delayed approvals for your projects. How to Submit Electronic submittals are required for site plans, engineering plans and studies. This will streamline the submittal process and reduce printing/courier costs for each submittal. Click here to learn more about e‐plan including an e‐plan account application. Please contact me via email each time plans are uploaded through the EFT site for review. This ensures that I am notified of your project submittal. Please feel free to contact me if you have any questions or need assistance concerning the attached comments or aforementioned items.
Transcript
Community Planning and Development Development Services
201 W. Colfax Ave., Dept. 205
Denver, CO 80202 p: 720.865.2705
www.denvergov.org/DS
August 29, 2016 Jim Keavney KSA Architecture, LLC 4900 W 29th Avenue Denver, CO 80212 RE: 1288 Winona Court Townhomes – 2nd Concept Review
Tracking Number 2016PM0000288
Dear Mr. Keavney, Thank you for taking advantage of the City & County of Denver’s Concept Meeting. Based upon the comments received, you are released from the Concept Phase and are ready to proceed with the formal Site Development Plan (SDP) process. Next Steps Before building permits can be submitted, the following submittals and approvals are required. They may be processed concurrently. Clicking on the application name below will download the submittal requirements and formatting checklists. Please review the submittal and formatting requirements. Omission of needed information will delay approvals.
Site Development Plan (SDP)
Transportation Engineering Plan (TEP)
Sewer Use and Drainage Permit (SUDP)
Additionally, during the concept phase, the following items were identified that need to be completed before approval of the SDP, TEP or SUDP. Please see the attached comments for more information.
Row Dedication
Please note that all comments identified in the concept review (see attached) must be addressed with the respective submittals. Failure to do so could result in delayed approvals for your projects. How to Submit Electronic submittals are required for site plans, engineering plans and studies. This will streamline the submittal process and reduce printing/courier costs for each submittal. Click here to learn more about e‐plan including an e‐plan account application. Please contact me via email each time plans are uploaded through the EFT site for review. This ensures that I am notified of your project submittal. Please feel free to contact me if you have any questions or need assistance concerning the attached comments or aforementioned items.
The following comments must be addressed in order to proceed with the development process. All subsequent submittals should be submitted electronically. Please contact me for more information.
With the project resubmittal, please include a response letter detailing how comments were addressed. The response letter should contain the project name, address and log number. Please contact me at 720.865.2836 or [email protected] if you have any questions.
1. Please note that the Detached Garages with setbacks less than 5’‐feet may be subject to more restrictive building and fire code review. Side facing gable roof ends are not permitted where setbacks are less than 5’‐feet. The bulk plane slope will apply for the Detached Garage Building Form at the south side interior zone lot line.
2. Currently, the western rear zone lot line setback would be 20’‐feet for the Row House Building Form, and 5’‐feet feet for the Detached Garage Building Form as this strip is not currently dedicated ROW, but rather City owned land. Please see the Comment 2 below from Transportation in regards to options relating to this parcel. These aforementioned setbacks will not apply if the site dedicates the land as ROW. The setbacks for a site with an alley is 12’‐feet for the Row Home Building Form, and 5’‐feet for where garage doors face the alley within the Detached Garage Building Form.
3. Please keep in mind that the side interior setback is 5’‐feet, and grading of the side interior setback is prohibited pursuant to Section 10.6.6.
4. Also note that the re‐grading of the primary street setback area shall not result in a difference between the original and finished grade of more than 1 foot at any point that is within 10 feet of the primary street zone lot line.
1. Required Parking = 12 spaces 2. Required Bicycle Parking = 1 Enclosed and 2 Fixed pursuant to Section 10.4.3.4.B. 3. The front setback will be 20’‐feet. 4. Currently, there is no alley at the rear, this is City owned property and not dedicated ROW.
1. Right‐of‐Way (ROW) Dedication is required from this project. A trapezoidal area (dimensions per CCD Std. Drawing. No. 15.0, please see also attached exhibit) is required to create a standard “L” alley configuration at the southeast corner of the property. Any required dedication or easement must be completed and recorded prior to approval of the Site Development Plan and Transportation Engineering Plan. See the City Surveyor’s requirements for the preparation of the Legal Description and environmental submittal requirements associated with the ROW dedication.
2. The Applicant has two options regarding the use of the ten‐foot wide strip of land owned by the City and County of Denver located along the east edge of the property site:
a. Pursue purchasing the property from the City and County of Denver and extend the existing property line ten‐feet east.
b. Dedicate three‐feet of right‐of‐way along the existing eastern property line for alley widening. Reconstruction in concrete of the proposed thirteen‐foot wide alley per CCD Std. Drawing. No’s. 10.0, and 10.3 is also required.
3. Reconstruct the 16’‐foot alley along the entire southern property line in concrete per CCD Standard Drawing No’s 10.0 and 10.3, and reconstruct the alley approach per CCD Standard Drawing No. 10.0 at Winona Court.
4. Widen the existing combination curb, gutter, and sidewalk to 5’‐feet total width per CCD Standard Drawing No’s 5.2a & 11.2b L and extend the full length of the western property line.
5. A Type 1 Curb Ramp per CCD Standard Drawing 7.1 is required at the east side of Winona Court opposite the existing pedestrian ramp located at the corner of West 13th Avenue and Winona Court.
6. Repair or replace any portion of existing curb, gutter, and sidewalk along the property frontage that is damaged or not to current City standards as directed by the ROW Inspector.
Site Development Plan Requirements and Comments The following Site Development Plan (SDP) requirements must be addressed before the SDP can be approved and before Building Permits can be released by DS – Transportation: 1. A Transportation Engineering Plan (TEP) prepared by a Professional Engineer, licensed in the
State of Colorado, is required. TEP submittal requirements and roadway design criteria are available at: https://www.denvergov.org/content/denvergov/en/denver‐development‐services/help‐me‐find‐/transportation‐engineering.html
2. The TEP will need to be approved before DS‐ Transportation can approve the SDP. The SDP must be consistent with the approved TEP. All of the details required on the TEP do not have to be shown on the SDP, but all changes and new construction in the ROW shown on the TEP must also be shown on the SDP for approval.
3. Show all improvements proposed in the ROW and as noted above in the concept comments on
the SDP and TEP. Please note that for existing ROW infrastructure to remain that any areas of damaged or non‐ADA compliant sidewalk, curb, and gutter in the right‐of‐way will require replacement or repair at the discretion of the ROW Construction Inspector.
4. Ensure that any proposed, or existing to remain, encroachments or objects proposed to be located or to remain in the ROW meet all of the Tier 1 Encroachment criteria: http://www.denvergov.org/Portals/730/documents/Encroachment%20Rule%20&%20Regulation.pdf. Tier 1 encroachments do not require a separate encroachment permit but are instead reviewed during the SDP or TEP review. Tier 1 permits may still require a separate ROW permit(s) when constructed or placed within the ROW.
5. Based on this concept plan it appears that a Tier 2 or 3 Encroachment Permit is not required.
Please note that an encroachment permit may be required if any portion of the building structure, appurtenances, balconies, foundation or temporary construction shoring extends into the ROW. Information on Encroachment Permits is available at: http://www.denvergov.org/Portals/730/documents/Encroachment%20Rule%20&%20Regulation.pdf
6. Show all existing and proposed pavement markings, traffic signs, signal poles, and street lights in the ROW along this site’s frontage. Any of these items that need to be relocated or changed due to access changes or the sidewalk construction should be improved to current standards.
7. The face of any ingress vehicle gates or garage doors (if any are proposed) facing public streets
(but not alleys) must be placed at least 20’ behind the back of the sidewalk.
8. The approach of any driveway ramps to the public street needs to be no steeper than 2% slope for the first 20’ beyond the property line.
9. If the project is proposing pedestrian lights within the ROW, then please add these notes to the Site Plan and to the TEP:
a. The adjacent property owner shall be responsible for all utility charges relating to the Pedestrian Lights as shown on this Site Development Plan.
b. The adjacent property owner shall maintain, repair and replace the Pedestrian Lights in like kind as necessary so that the Streetscape Improvements are kept in good condition.
c. All pedestrian light work within the ROW shall be performed with all appropriate ROW permits.
d. In the event the adjacent property owner fails to maintain the Pedestrian Lights shown on this site development plan, the City, through its manager of Public Works, may provide written notice to such adjacent owner requiring the owner to repair and/or replace the Pedestrian Lights within thirty (30) days. If the owner fails to maintain to comply with the notice within thirty (30) days, the City, through the Manager of Public Works, shall have the right to cause the Streetscape Improvements to be repaired and/or replaced and to bill the owner for the reasonable costs of such work. If the owner fails to pay such bill in full within thirty (30) days after receipt thereof, the City shall have the right to impose a mechanics’ lien on the property enforceable in
accordance with C.R.S. Section 38‐22‐101 et seq. Nothing herein shall limit the powers of the City to enforce these requirements in any manner provided for by law.
10. Sight Triangles need to be shown at all curb cuts and intersections with lengths determined per
AASHTO standards and shown on plans. Show the sight triangles in the TEP and in the SDP on both the site plan sheet and the landscaping sheet. Provide a note or label that describes the restriction placed on each sight triangle on each sheet. There are three sight triangles that need to be considered:
a. There needs to be a pedestrian sight triangle shown at each driveway and alley approach to a public street. The pedestrian triangle has a 10' leg located at the edge of the driveway or alley and a 10' leg located at the back of the sidewalk. No items that are wider than 18 inches may be taller than 30" within this triangle.
b. There needs to be a corner sight triangle shown at each street intersection. Corner triangles have a 30' leg located at the street flowline and a 30' leg located in the intersecting street’s flowline. Corner triangles must be free of all items over 30" in height except for traffic control devices and equipment.
c. Roadway sight triangles based on AASHTO standards need to be shown at each driveway and alley approach to a public street, and at street intersections, including signalized intersections. For this triangle, place one leg of the triangle in the center of the exit lane of the driveway or intersecting street 18' back of the edge of travelled way and the other leg's length should be per AASHTO guidelines for departure triangles and located in the center of the approaching lane. No items that are wider than 18 inches may be taller than 30" within this triangle except for street trees and traffic control devices and equipment.
11. Please add the following two notes to the landscape sheet in the SDP (place on the site plan
sheet if a separate landscaping sheet is not provided in the SDP): a. Proposed trees in the ROW shall be pre‐approved by the City Forester’s Office and shall
be a minimum of 20’ from property corners at intersections, 25’ from street lights, 20’ from curb ramps, and 10’ from edge of driveways.
b. All proposed landscaping in the ROW shall be per the Streetscape Design Manual. 12. Please add the following note to the photometric sheet in the site plan (place on the site plan
sheet if a separate lighting sheet is not provided in the site plan): a. Any proposed light fixtures installed on private property, adjacent to the public ROW,
shall be oriented in such a manner or limited in lumen output to prevent glare problems and shall not exceed National I.E.S. lighting standards for disability glare.
1. A Sewer Use and Drainage Permit (SUDP) is required for each New Building, Addition, Alteration, Change of Use, Special Wastes, etc. An approved SUDP is required in order to obtain a Building Permit. Information on Sewer Use and Drainage Permits is available at: http://www.denvergov.org/developmentservices/DevelopmentServices/CommercialProjects/SiteEngineering/SewerUseandDrainagePermits/tabid/443214/Default.aspx
2. Existing sanitary sewer cut‐off is required prior to issuance of a SUDP. 3. The City requires approved Denver Water plans.
4. The City requires utility/grading plans showing either a connection from the 8”‐inch main in the City owned parcel to the eastside, or the 8”‐inch main in N Winona Court.
5. A Soils Report is required for any below grade construction.
6. Finish Floor Elevation (FFE) or Minimum Lowest Opening Elevation (MLOE) must be 24” above curb & gutter flow lines (or 12” above 100 year flow) at all entrances, unless additional studies (see below) are provided, proving a lesser height above flow line will be adequate to protect the building from flows that result from a 100 year precipitation event.
Guidance on setting Finished Floor Elevations (FFE)
(This may be addressed with the formal submittal, but it is mentioned here to make sure that the developer and architect are aware of the criteria early in the process. If it is not addressed at the concept level, finished floors elevations may need to be adjusted and major changes to the architectural plans may be required during the formal submittal process)
In order to meet CCD stormwater requirements and protect the buildings from inundation due to street flooding, you have 4 choices:
1*. Set the FFE 2' above the curb and gutter flow line adjacent to all of your entrances. Your ROW improvements must adhere to the Transportation groups design criteria. Any additional ramps, steps, etc. that may be required to adhere to this FFE, must be within your property and not in the public ROW.
2. Set the FFE 12” above 100 year flow, as determined by Colorado PE.
3. Have your engineer determine the 100 year flow (that is information that we don't have), double that flow amount and, using verified street cross sections, determine the corresponding flow depth and use this as your FFE. Your ROW improvements must adhere to the Transportation groups design criteria. Any additional ramps, steps, etc. that may be required to adhere to this FFE, must be within your property and not in the public ROW.
4*. Have your engineer determine the flow amount for 12" of depth of flow using verified street cross sections. Then double that that flow amount and, using those verified street cross sections, determine the corresponding flow depth and use this as your FFE. Your ROW improvements must adhere to the Transportation groups design criteria. Any additional ramps, steps, etc. that may be required to adhere to this FFE, must be within your property and not in the public ROW.
* These choices are only allowed in areas where there are no known areas of flooding and or potential ponding.
Options 2, 3 and 4, are obviously more complex, and would require calculations by a Professional Engineer, licensed in the State of Colorado. If you are considering options 2, 3 or 4, please show these requirements to your Consulting Engineer and have them the area engineer
Include this note on concept plan reviews: FFE must be 24” above curb & gutter flow lines (or 12” above 100 year flow) at all entrances, unless additional studies are provided proving a lesser height above flow line will be adequate to protect the building from flows that result from a 100 year precipitation event.
7. The high point (or transition) of the entrance ramp must be at least 8” above the centerline of the adjacent alley, OR a minimum of 1 ft. above the flow‐line of the adjacent street. For Parking Garage entrance requirements see: The high point (or transition) http://www.denvergov.org/Portals/696/documents/SUDP/Parking_Garage_Commercial.pdf
8. A utility plan will need to be submitted with the SUDP application. Show roof drains on this grading plan. For commercial sites, the grading plan must be PE stamped and signed. Erosion control requirements will be included on the SUDP.
9. Site Drainage: The site is located in an icing complaints area. On site runoff, including roof runoff, should be routed to landscape area and contained in the site during minor storm if possible. All discharge points for downspouts and sump pump lines must be at least 6‐inches from alleys, 3‐feet from side‐yard property‐lines, and 8‐feet from public sidewalk property‐lines. Also, Storm water flows may not be directed to a concentrated flow across public sidewalks. Sidewalk chases must be constructed according to Denver Standard Detail No. 9
1. A Site Plan Review fee will be charged when the project site plan is formally submitted. For specifics regarding the Site Plan Review Fee and other fees listed below, please review the Public Works Schedule of Fees at: http://www.denvergov.org/Portals/696/documents/SiteEngineering/StandardFeeConsolidation.pdf.
2. A survey plat and legal description, prepared by a professional land surveyor, will be required. See Section 2 below.
3. All range line and boundary control will be found or set. Range lines must be shown on the survey plat and monuments must be called out. Sufficient geometry must be shown so as to enable the reestablishment of the entire block or subdivision containing the subject property. See Section 3 below.
4. Encroachments will not be allowed in right‐of‐way unless approved by Transportation. An Encumbrance Permit may be required. See Section 4 below.
5. If it is determined that additional land is required to be dedicated to the public for R/W, the Acquisition/Dedication process can run concurrently with the SDP process. Survey will review the legal and Transportation will review narrative and ensure area described satisfies their requirements. Dedication is an internal process preceded by an Acquisition whereby the property owner conveys, to the City, fee title in the area to be dedicated. See Section 5 below.
6. New or additional addresses will be required for this project. To avoid any schedule delays, it is advisable to get this process started as soon as possible. For additional information, please see section 6 below.
7. If the Wastewater Engineer determines that a PNEE (Permanent Non‐Exclusive Easement) is required, the PNEE must be completed and recorded before Site Plan will be approved.
Site Plan Submittal Requirements The following information is provided to the applicant as the project proceeds to the Site plan phase: The Formal Site Development Plan Submittal Checklist will assist in preparing documents that will meet the minimum standards required for approval. For additional information please see: http://www.denvergov.org/Portals/696/documents/SitePlanReview/Formal_Site_Development_Plan_Checklist.pdf A full list of survey‐related project practices is available from Guidelines for Planned Development Submittals page on the City and County of Denver Website:
http://www.denvergov.org/rightofwayservices/RightofWayServices/Survey/GuidelinesforPlannedDevelopmentSubmittals/tabid/442345/Default.aspx) More particularly, the applicant will need to address the following Survey requirements on the Site Plan: 1. General Site Plan Requirements
a. The page header or title must contain the name of the site plan, the type of site plan, Quarter Section, Section, Township, Range, street intersection, and street address on ALL pages. Nothing else should be listed here.
b. The parcel land description must be in the upper left‐hand corner of the cover sheet. Typically, the parcel will be contained in a single description. Multiple parcels (and descriptions) are discouraged.
c. The cover sheet must include the surveyor’s certification. Standard language for this certification is:
“I, <name of surveyor>, a Registered Land Surveyor in the State of Colorado, do hereby certify that the survey for the <name and type of development> was made under my supervision and the accompanying plan properly shows said
survey.”
d. For all sheets depicting the site boundary, the boundary must be drawn as a heavy, solid line, distinguishable from other lines on the page.
e. The name of the site plan and the page name must appear in the lower right‐hand corner of every page of the Site Plan, near the page number.
f. All bench marks must be verified against the most recent bench mark data. The bench mark status must be on the front page under the parcel description and on any sheet showing elevations. A current benchmark list can be found at: http://www.denvergov.org/rightofwayservices/RightofWayServices/Survey/BenchMarkData/tabid/442502/Default.aspx
g. On the architect elevations page(s), property lines must be shown and the distance(s) from all structures to the adjacent right‐of‐way must be shown.
2. Improvement Survey Plat A complete Improvement Survey Plat of the development boundary will be required. This plat must be prepared by a Professional Land Surveyor licensed in Colorado. The Survey page of the Site Plan must meet the following requirements:
a. This page must show the boundary line with angles and distances or bearings and distances. These must match the parcel description on the front page, and be annotated in the same order and direction as the submitted parcel description.
b. A basis of bearings statement must be included, and must be in accordance with state statute and board rules.
c. This page must show existing lot and blocks as background information. 3. Range Points
a. All site plans must show range lines and range points, and bearings or angles, and distances or curve data between range points (measured and record). At a minimum, description of range points found or set will include physical attributes of the monument and/or cap. Include “in range box” in the description if range box is found or set.
b. All range points necessary to control the block(s) containing the project must be recovered or replaced so as to conform to record data held by the City Surveyor.
c. If range point monuments are set, City tie book monument records for each monument are required to be submitted to the City Surveyor.
d. For additional information, please see: https://www.denvergov.org/rightofwayservices/RightofWayServices/Survey/GuidelinesandRequirementsforRangePoints/tabid/442344/default.aspx
4. Existing Rights‐of‐Way and Easements a. Show and label existing and proposed right‐of‐way lines. Dimension the ROW width and FL‐
FL distances on all adjacent streets. Dimensions must agree with City records. Show FL‐PL (Flow Line to Property Line) distances and labels near the same location where the FL‐FL distances were annotated on the side of the streets adjacent to the project. These dimensions are most commonly placed on the site plan page.
b. All ordinances or resolutions which have changed the right‐of‐way from the original subdivision plat must be shown.
c. Buildings are not allowed over any right‐of‐way, including public alleys. The ROW must first be vacated and/or relinquished (without reservation) through the City’s right‐of‐way vacation process.
d. Buildings are not allowed over public easements. These easements must first be relinquished through the City’s relinquishment process. Private easements must be relinquished by the owner of the easement.
e. Encroachments will not be allowed in right‐of‐way unless approved by Transportation. An Encumbrance Permit may be required.
f. Easements must be referenced by reception number and date, or by book‐and‐page and date. If requested, a copy of any or all referenced instruments will be supplied by the applicant.
5. New Rights‐of‐Way and Easements When land is required for dedication or easement purposes, the following shall apply:
a. All sidewalks and other public improvements, if required, will be in right‐of‐way. If sidewalk falls outside of ROW the land under the sidewalk will be deeded to the city.
b. The City Surveyor requires the new proposed right‐of‐way line be located parallel to the existing ROW line and be located so that the final ROW width is in full one foot increments. Any waiver of this requirement must be granted by the City Surveyor.
c. The developer must submit a land description for any land to be deeded to the City for review and approval by the City Surveyor. See http://www.denvergov.org/rightofwayservices/RightofWayServices/Survey/GuidelinesforLandDescriptions/tabid/442347/Default.aspx for land description requirements.
d. The land to be conveyed to the city for right‐of‐way should be free and clear of any encumbrances or easements. Upon technical approval of the land description, the developer must provide a current (within 30 days) title commitment with supporting documentation for the property, along with the PLS signed final land description. The supporting documentation includes hard copies of all recorded agreements, licenses, easements, liens and deeds as shown in ‘Exceptions’ of Schedule B Section II of the Title Commitment. The Division of Real Estate and the City Attorney's office will review the title commitment for any encumbrances affecting use of the property that will become ROW.
e. Please provide copies of the Phase 1 Environmental Study or other associated environmental reports that are completed for this project. Any contamination in the property to be deeded to the City must be removed by the developer before the land is conveyed to the City. Contact Dave Erickson at 720‐865‐5433 or Lisa Farrell at 720‐865‐5439 in the Department of Environmental Health for additional information.
f. Once the land description and title work have been approved by the City and the Department of Environmental Health has determined that the property is clean, The Division of Real Estate will provide a deed to the developer to convey the property to the City. The Site Plan cannot be approved until the land has been deeded to the City.
6. Obtaining Addresses for Development Projects The Engineering Division of the Department of Public Works has the statutory authority to assign addresses within the City and County of Denver, per Section 49‐56 (Code 1950 341.2) of the Denver Revised Municipal Code (DRMC). The City Engineer (or designee) issues addresses that conform to the DRMC and the grid of dedicated public right‐of‐way. No official address shall be recognized from any other or alternative source. You should contact the Addressing Specialists within Survey for definitive information about obtaining addresses for your project.
7. Additional Information
It came up in the meeting that the applicant may be interested in asking the City to sell a 10 foot strip of land that is along the east side of the property. To begin this process, the applicant would need to contact Steve Wirth in Asset Management at [email protected] or at (720) 913‐1503.
1. IFC 507.3 as amended: A completed fire flow data block is required. Fire flow requirements shall be as determined by IFC Appendix B, as amended. Each new or existing fire hydrant as required in accordance with IFC Appendix C, as amended, shall be capable of providing not less than 1500 GPM at 20 PSI residual pressure.
Fire Flow Data Block
TOTAL FIRE FLOW REQUIRED FOR THIS SITE IS __________ GPM MINIMUM @ 20 PSI RESIDUAL PRESSURE THIS FLOW MUST BE PROVIDED FROM A MINIMUM OF ______ FIRE HYDRANTS INDIVIDUALLY, EACH FIRE HYDRANT MUST SUPPLY 1500 GPM MINIMUM @ 20 PSI RESIDUAL PRESSURE
CODE USED FOR ANALYSIS: 2015 IFC WITH 2016 AMENDMENTS OCCUPANCY GROUP(S): CONSTRUCTION TYPE(S): FIRE FLOW CALCULATION AREA: THIS BUILDING IS/IS NOT FULLY SPRINKLERED FDC IS REQUIRED TO BE PLACED IN THE FIELD, per section 912.2 Location
a.) PROVIDE A COMPLETED FIRE FLOW DATA BLOCK on the utility sheet. b.) Show existing and proposed fire hydrant(s) with distances to the project site on the utility
plan c.) IFC Appendix B, B105.2. Exception: A reduction in required fire flow of up to 50 percent, as
approved, is allowed when the building is protected throughout with an automatic fire sprinkler system installed in accordance with NFPA13, Standard for the Installation of Sprinkler System, or NFPA 13R, Sprinkler Systems in Residential Occupancies Up TO and Including Four Stories in Height. The resulting fire flow shall not be less than 1,500 gallons per minute for the prescribed duration as specified in Table B 105.1. Any existing hydrant shall flow no less than 1,500 gpm with a minimum residual pressure of 20 psi.
2. IFC 507.5.1 as amended: Fire hydrants shall be located in accordance with Appendix C. Per Concept, this project will require the installation of a hydrant.
3. IFC 503.1.1 Section 503: Buildings and facilities: The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building and the interior of all courts as measured by an approved route around the exterior of the building or facility. Where a building is equipped throughout with an approved automatic sprinkler system installed in accordance with Sections 903.1.1, 903.3.1.2 or 903.3.1.3 the 150 feet dimension may be increased to 250 feet.
4. 504.1 as amended Section 504 Access to buildings: Exterior doors and openings required by this code and the IBC shall maintain readily accessible for emergency access by the fire department. A 5‐foot wide access walkway leading from the fire apparatus access roads to required exterior openings shall be provided. The location and configuration shall be APPROVED by the FIRE CODE OFFICIAL.
1. For these buildings to be considered under the IRC these townhouse units shall be provided with the same separation, exterior wall ratings and opening limitations as standalone single unit dwellings. The continuity requirements for unit separation walls require they extend from the roof to the foundation.
2. Consequently, to comply with the IRC, imaginary property lines extending from the termination of the unit separation walls and between the three structures in the drive aisles shall be established on the construction drawings to allow for the determination of opening limits and exterior wall rating based upon fire separation to the imaginary property lines. Extending stories shall be reconfigured to comply with DBCA Policy IRC R302.2.
3. The area beneath the extending/cantilever stories facing each other across the drive aisle counts as 100% open. In order to have unlimited openings in IRC buildings the fire separation distance must be five fee minimum. If an imaginary property line is established between the buildings then the separation between the two facing extending/cantilever stories across the drive aisle shall be 10’‐feet per IRC R302.1.
4. The other option would be to keep the configuration you have and go with an IBC multi‐unit residential building, providing an automatic fire sprinkler system, MEP construction drawings and requiring a minimum of a Class B licensed contractor.
1. Public Service Company of Colorado’s (PSCo) Right of Way & Permits Referral Desk has reviewed the second concept referral plan for Winona Court Townhomes – proceed per comments. Please be aware PSCo owns and operates existing electric distribution facilities within the proposed project area. As the project progresses, the property owner/ developer/contractor must contact the Builder's Call Line at 1‐800‐628‐2121 or https://xcelenergy.force.com/FastApp (Register so you can track your application) and complete the application process for any new gas or electric service, or modification to existing facilities including relocation and/or removal. It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities.
2. If the project will utilize pad mounted transformers, space consideration must be given to locate one or more pad mount transformers on this property with ground to sky clearance. The minimum space requirement per transformer – to include space for necessary clearance on all sides – is 12.5‐feet by 12.5‐feet, including a minimum clearance of 30‐inches from non‐combustible structures. Additional considerations are necessary if window, doors, or air vents are in close proximity to the proposed transformer location. Depending on the electric system that will serve this project, there may also be a requirement to provide a location with ground to sky clearance for an electric switch cabinet. (Minimum dimensions: 11‐feet by 16‐feet) including a minimum of 5‐10 feet from any obstructions. For details, please consult Xcel Energy’s Electric Standards “blue book” located at: https://www.xcelenergy.com/staticfiles/xe‐responsive/Admin/Managed%20Documents%20&%20PDFs/Xcel‐Energy‐Standard‐For‐Electric‐Installation‐and‐Use.pdf
PARKING REQT: 1 SPACE PER UNIT (SECT. 5.4.4)12 SPACES REQUIRED/ 12 FULL SPACES PROVIDED
ZONING INFORMATION:ZONING DESIGNATION ............................. U-RH-3ABUILDING FORM ........................................ROW HOMEOCCUPANCY GROUP .............................. R-2CONSTRUCTION TYPE ................................ V-B, NON-SPRINKLEREDMINIMUM ZONE LOT WIDTH ...................... 50'-0"MIN. LOT SIZE ................................ 6,000 SQ. FT.ACTUAL LOT SIZE ....................................... 0.36 ACRES, 15,681 SQ. FT.
DESIGN ELEMENT ................................. EACH UNIT TO HAVE STREET FACING ENTRANCE
MAXIMUM NUMBER OF STORIES ............... 2-1/2MAXIMUM BUILDING HEIGHT* ...................35' (FRONT 65%)/ 19' (REAR 35%)
PARKING REQUIRED ........................ 1 SPACE PER UNIT REQD.
EXISTING STRUCTURE TO BE REMOVED
PROPERTY BOUNDARY
SETBACK INDICATION
PARKING STALL 8.5' x 17.5'
NOTE: ROOFTOP AND UPPER STORY DECKS PROHIBITED IN REAR 35% OF ZONE LOT, PER SECT. 5.3.5.1
(1 PER UNIT PROVIDED)
BUILDING FORM: ROWHOME
SIDE INTERIOR: 5'-0"REAR: ALLEY 12'-0"
ACCESSIBILITY NOTES:ACCESSIBILITY POINTS ARE BASED ON THE COLORADO TITLE 9 ARTICLE 5, SECTION9-5-105. 12 DWELLING UNITS REQUIRE 6 ACCESSIBILITY POINTS. 6 POINTS WILL BEACHIEVED BY HAVING 6 UNITS MEET TITLE 9 TYPE B VISITABLE GROUND FLOOR UNITS.
TYPE B VISITABLE GROUND FLOOR UNITS: UNITS 1-4, 8 & 12 = 1 POINT EACH TOTAL POINTS PROVIDED = 6 POINTS
PRIMARY BASE PLANE .............................. REFER TO SURVEY
SIDE STREET: 5'-0"
(NO PARKING ALLOWED BETWEEN BLDG. & PRIMARY/ SIDE STREETS)
STEPBACKS .................................................UPPER STORY FRONT STREET:
1 1/16"=1'-0"SITE PLAN E
NNW
SW
NE
SES
W
EXISTING PROPERTY LINE 125.0'
WIN
ON
A C
T.
16' ALLEY
ASSUMED BLOCK SENSITIVEFRONT SETBACK
20'-0" 102'-0"
A C
FRONT 65% OF 122'/ 35' HT. MAX.
DETACHED GARAGE ..................................1 STORY/ 17' HT. MAX. 10' BULKPLANE AT PRIMARY & SIDE STREET(TYP. 1 SPACE PER UNIT PROVIDED)
79'-4" /
5'-0
"
(VERIFY)
UPPER STORY SETBACK
UPPER STORY SETBACK
430
2801140
SETBACKS (GARAGE WITHIN REAR 35%)................................SIDE INTERIOR: 0'-0"SIDE STREET: 5'-0"
10'-0"3'-0"
10'-0"
(1)(2)(3)(T)
18'-9"
9'-6
"9'
-6"
9'-6
"9'
-6"
9'-6
"9'
-6"
9'-6
"9'
-6"
9'-6
"9'
-6"
PROPOSED 3RD LEVEL
9'-6
"9'
-6"
430430
2801140
(1)(2)(3)(T)
430430
2801140
(1)(2)(3)(T)
430430
2801140
(1)(2)(3)(T)
430
414
3101138
(1)(2)(3)(T)
414386
2901062
(1)(2)(3)(T)
386
440
2681066
(1)(2)(3)(T)
358
440
3101164
(1)(2)(3)(T)
414
414
2661094
(1)(2)(3)(T)
414386
218990
(1)(2)(3)(T)
386
440
2681066
(1)(2)(3)(T)
358440
1120
(1)(2)(3)(T)
414
(ABOVE 25'-0")
(ABOVE 25'-0")
266
DET
AC
HED
GA
RAG
E4
BAYS
DET
AC
HED
GA
RAG
E8
BAYS
B
13'-1112" 5'
-0"
UNIT ENTRY
ROOF DECK ROOF DECK ROOF DECK
UPPER STORY SIDE & SIDE STREET: 15'-0" , ABOVE 25'-0" FOR FLAT ROOFS
PARKING REQT: 1 SPACE PER UNIT (SECT. 5.4.4)12 SPACES REQUIRED/ 12 FULL SPACES PROVIDED
ZONING INFORMATION:ZONING DESIGNATION ............................. U-RH-3ABUILDING FORM ........................................ROW HOMEOCCUPANCY GROUP .............................. R-2CONSTRUCTION TYPE ................................ V-B, NON-SPRINKLEREDMINIMUM ZONE LOT WIDTH ...................... 50'-0"MIN. LOT SIZE ................................ 6,000 SQ. FT.ACTUAL LOT SIZE ....................................... 0.36 ACRES, 15,681 SQ. FT.
DESIGN ELEMENT ................................. EACH UNIT TO HAVE STREET FACING ENTRANCE
MAXIMUM NUMBER OF STORIES ............... 2-1/2MAXIMUM BUILDING HEIGHT* ...................35' (FRONT 65%)/ 19' (REAR 35%)
PARKING REQUIRED ........................ 1 SPACE PER UNIT REQD.
EXISTING STRUCTURE TO BE REMOVED
PROPERTY BOUNDARY
SETBACK INDICATION
PARKING STALL 8.5' x 17.5'
NOTE: ROOFTOP AND UPPER STORY DECKS PROHIBITED IN REAR 35% OF ZONE LOT, PER SECT. 5.3.5.1
(1 PER UNIT PROVIDED)
BUILDING FORM: ROWHOME
SIDE INTERIOR: 5'-0"REAR: ALLEY 12'-0"
ACCESSIBILITY NOTES:ACCESSIBILITY POINTS ARE BASED ON THE COLORADO TITLE 9 ARTICLE 5, SECTION9-5-105. 12 DWELLING UNITS REQUIRE 6 ACCESSIBILITY POINTS. 6 POINTS WILL BEACHIEVED BY HAVING 6 UNITS MEET TITLE 9 TYPE B VISITABLE GROUND FLOOR UNITS.
TYPE B VISITABLE GROUND FLOOR UNITS: UNITS 1-4, 8 & 12 = 1 POINT EACH TOTAL POINTS PROVIDED = 6 POINTS
PRIMARY BASE PLANE .............................. REFER TO SURVEY
SIDE STREET: 5'-0"
(NO PARKING ALLOWED BETWEEN BLDG. & PRIMARY/ SIDE STREETS)
STEPBACKS .................................................UPPER STORY FRONT STREET:
1 1/16"=1'-0"SITE PLAN E
NNW
SW
NE
SES
W
EXISTING PROPERTY LINE 125.0'
WIN
ON
A C
T.
16' ALLEY
ASSUMED BLOCK SENSITIVEFRONT SETBACK
20'-0" 102'-0"
A C
FRONT 65% OF 122'/ 35' HT. MAX.
DETACHED GARAGE ..................................1 STORY/ 17' HT. MAX. 10' BULKPLANE AT PRIMARY & SIDE STREET(TYP. 1 SPACE PER UNIT PROVIDED)
79'-4" /
5'-0
"
(VERIFY)
UPPER STORY SETBACK
UPPER STORY SETBACK
430
2801140
SETBACKS (GARAGE WITHIN REAR 35%)................................SIDE INTERIOR: 0'-0"SIDE STREET: 5'-0"
10'-0"3'-0"
10'-0"
(1)(2)(3)(T)
18'-9"
9'-6
"9'
-6"
9'-6
"9'
-6"
9'-6
"9'
-6"
9'-6
"9'
-6"
9'-6
"9'
-6"
PROPOSED 3RD LEVEL
9'-6
"9'
-6"
430430
2801140
(1)(2)(3)(T)
430430
2801140
(1)(2)(3)(T)
430430
2801140
(1)(2)(3)(T)
430
414
3101138
(1)(2)(3)(T)
414386
2901062
(1)(2)(3)(T)
386
440
2681066
(1)(2)(3)(T)
358
440
3101164
(1)(2)(3)(T)
414
414
2661094
(1)(2)(3)(T)
414386
218990
(1)(2)(3)(T)
386
440
2681066
(1)(2)(3)(T)
358440
1120
(1)(2)(3)(T)
414
(ABOVE 25'-0")
(ABOVE 25'-0")
266
DET
AC
HED
GA
RAG
E4
BAYS
DET
AC
HED
GA
RAG
E8
BAYS
B
13'-1112" 5'
-0"
UNIT ENTRY
ROOF DECK ROOF DECK ROOF DECK
UPPER STORY SIDE & SIDE STREET: 15'-0" , ABOVE 25'-0" FOR FLAT ROOFS
