HomeMy WebLinkAboutMULT DOCS - 99-00024 - Birch Gold - ApartmentsT0: P & Z COMMISST^"r
FROM: JOE LAIRD
CITX ENGINEER & BUILDING OFFICIAL
5-27-99
SUBJECT: SITE PLAN FOR DEAN BIR%P1-1,H APTS. @ 2NTD West & 3nd South,
The EnOneering/Building Dept. has the following comments on the subject Site Plan.-
I --- The Street R'ght-Of-Way Line along the south side of 3r`� South St. is 2.5 ft, south of the
south street curb fine. Where the sidewalk is clearly defined farther to the past on 3,td South,
thereis a 1-3'-611 landscaped strip, a 5 ft. sldewalk and a 6'.6" strip between the back of sidewalk
and the south sheet R.O.W. Line. I would suggest his same spacing of landscaped, strip and
sidewalk be approved for this project.
Depressed curb at unused driveways or sunken or broken sections of curb and goiter need to be
rernaved and replaced as part of the site dev 1 11ment work,
2 --` The Street Ri ght-Of-Wcav Ling alonb the past side of 2nd WeSt St. iS 13 ft. east of the easterly
street curb line. The existing 4 Vit. wide sidewalk I's lower than the adjacent grass and the Curb
and gutter: therefore it acts as a pond and fills up with wafer when it mins. I suggest that the
new 5 ft. wide sidewalk be placed, at the right-of-way dine which would leave an 8 ft. wide
landscaped strip between the sidewalk and the curb andgutter along 211a west. St. There also
needs to be a handicapped ramp constructed at the corner of 2" West and 3rd South.
3 --- The SI'te Plan does not show a 4'' Sewer Service Line for the Phase I Apt. Building. There
are saniiary sewers along both 2"d West and 3rd South,, It would be better to take the 4 " sewer
service out to end South St. as it ]ass cons�derab7y less traffic than does 2nd West St.
4 ---- There i's a 2" waterline along the east side and a 6" waterline along the west side of 2."d West
5t.. There 'is a 6" waterline along the south side of 3r� South 5t.; therefore it would be better to
take the 6" dine for the Fire Hydrant from the 6" line on Mrd South Si. to cause fess disruption of
traffic. The Phase II Apt. Building could be sewed by a 2 " line from the Fire Hydrant over to
the future building.
5 -,- These needs to be a landscaped strip or an approved fence along the, south side of the
-parking dot to screen it from the adjacent residential property. {See Zoning Cade, Sec. 4.7.A,
A(IF. 32.}
Itis very hard to gel out of parking places #1 & #25 with the, parking Int layout as shown.
Usually the end parking spaces are eliminated and an indented area is provided to make it easier
for cars to turn around. Itis also hard for garbage iruc�s or fire engines io get in and out of
parking dots such as this. The Ga�bag�e Deft. has not �Zad an opportunity to review phis Smite
Plan and may have comments rega�rdin� its acceptability for them operations. � Also see
attached comments from the Fire Dept. They spy they need a "hammerhead" type turn-a-
round at tete south end of the parking lad or this parking lot reeds to be connected to the
adjacent parking dot to the youth to create a "drive through" way for them to het out a#'the
narking lot. Or the future Phase II Apt. Bldg. could be moved to the north side of the lot
adjacentto 3r� South St. so they would have access to the bu-1lding from the street and they wou1d
not have to enter the parking lot with their ire engine. �
6 --- The Building Setback from the South RAW Line of 3rd South St. to the north side of the
proposed Phase I Buildincy scales out to be around 21 ft. T�� honing Code, Table 1, says that
the Front Yard Setback should be 25 ft.(to the eves). Sec. 4.9 -Exception to Setback
Requirement, pg. 34, saes that the Building Setback can equal the average setback of the other
buildings an the same side of the block. The average Setback of the otber buildings on this
block is 49'-8" from the back, of curb or 24'-8" from the Right -of- VL'avLine. These
measurements were to the walls of the buildings, so the setback to the building eveline would be
a foal or so fess than this 24'-$" building wall setback measurement..
7 --- The Building Setback from the east Right-OfWay Line of 2nd West St. to the building
scales out to be around 171-611 to the Phase I Apt. Building. The Site Pla doesn"t indicate
whether the building dimensions are to the v��all lines or the evelines. The Front Yard Setback
should be 25 ft.: however the exception in Sec. 4.9 of the Zoning Code would allow it to be equal
to the average setback of the rest of the buildings on that side of the street. The average setback
of the existizzg buildings 1 s 26'_ x„ from the curb line or 13- 6 from the Right- 0 f- Way Line so the
indxcated setback of 17-6" is Q.K.
8 --- The Backyard Setback from the east side of the proposed Phase II Apt. Building to the East
Property Line should be 20 ft. rather than the S ft. showax. (See Table I, pg.2Q of the Zoning
Coded The fide Yard Setback fron-i the south side of ��1�s Pnase II �3uilding to the south
property dine should be at least S ft. X24 ft. high x 4"1 ft. = 9G" — 84.} The Front of the building
�s the west side of this building-, therefore, it appears reasonable that the east side of the building
would therefore be the back of the building (having a 20- ft. back yard setback) and the south and
earth sides of the building world be the sides of the building (having the 8 ft. side yard
setbacks).
9 --- The Site Plan is supposed to show enough spot elevations of the proposed ground, parking
Int, driveways, building, etc. so it is clear howthe storm drainage frorar� the property w�11 be
handled. For example, how will the roof dirainage on the east and south sides of tie future
Phase Il building be taken care of? Will there be a wall along the east and south side of the
property that will keep the storm drainage from going over onto the neighbor's property? Will
There be a swale That will take the storm drainage around the building and into the parking Ion?
Or w -i11 the pipe norm drain system be extended around to the east and south sides of this
building and inlet boxes be installed to tike care of the storm drainage? More specific
information is needed.
The storm drain inlet boxes 'in the parking lob need to be connected to a Mari -hole and the storzn
drainage then taken out (via a 12" pipe) to the existing norm drain ling (and caxu-iected thereto
with a new Manhole) which is along the west side of 2„a West. St. (See proposed 12" storin drain
line and manholes shoxvn in red on the Site Pian.)
10 --- The Site Plan shows 54 students in the Phase 1 Apt. Building. 54 students would require
3 8 parking spaces. The play shows 4 6 parking spaces avaalabl.e which may b e affected by the
landscaping treatment or fire truch turn -a -round at the south end of the parking lit. When the
Phase IIA t. Bldgoffi is constructed whei•e will the other 38-parkine spaces be located ?
Considering the aesthetics of the site, it may be advantageous to locate the Phase II Bldg. at the
north side of the lot feast of the Phase I Bldg. and adjacent to 3`d South fit,) and keel all of the
vehicle parking spaces behind or between the apartment buildings where they are less visually
apparent from the street,
I I --- Handicapped parking spaces ars not shown on the site plan. Handicapped ramps from the
parking Ionto the sidewalk are not shown. Handicapped Apartment Unit(s) are not shown.
Handicapped ramps from the sidewalk to the handicapped apartment units are not shown.
The 94 Uniform Building Code says that 2% of the apartment units, but not less than one unit
must he handicapped accessible.
The Fair Housing Apt (which the City of Rexburg has not adopted} but �N,7hich is being enforced
by the Fed. Gov. basically says that all ground level apartment wits must be handicapped
accessible. They have recently required sone rather expensive changes be made to provide
handicapped access to some existing apartment complexes in Pocatello and Boise.
12 --- There aren't any building plays aecompanying the Site Pian so rt is .mpassible to tell how
and where the exits from the building are going to be provided. Sic. 1003.1 of the 94 Uniform
Building Code indicates that there needs to be two separate exits from both the 2"d floor and the
basement if there are 10 or more persons exiting; from that floor. As it appears that there will
be 18 persons exiting from each of these floors, 'it will be necessary that they have two exit
stairways.
13 --- See attached Fire Deft. hand written review commends. They say t1w existing "fire flow"
in the area 'is restricted by the small 6" waterlines to about 1900 gallons per minute. If the,
Phase I building were to be constructed to Type V -N construction standards it would have a "fire
flow:" requirement of around 3000 gpm , i.e. much larger than the 1900 gpm available. To,
solve this problem, the Developer could either:
A --- Construct the building to Class V--1-hr. constmctian standards which would require
a. "fire flow" of slightly secs than 2000 gpm, or
B --- install an S" waternain from the existing 12" watermain on 1St West St. westerly
along.3"d South St. to connect to the 6" line going back to the fire hydrant at the
north end of the parking
lot.
This new 8"
watermain connection would provide the
required 343QD gpm "fire
flow"
required for
a Class V -N building.
.-i
Awcerss
t
ME
%1 &c:N +0 cs,
'p % - %..t,% - 4,rr,,
D
f
TO -9 G:EORGE BENSON
FROM,: JOE LAIRD
SUBJECT.: SITE PLAN FOR BIRCH APARTMENTS
-9
The Site Plan for the Birch Apartments needs to be updated to show the
correct size and
b a atvv� 1.iiv VAl�11V1
sidewalks and right-of-way lines and the interior sidewalks, handicapped
a
g
Alsothe exteri
ramp to the apartment building and the parking lot all
needt
obedrawn
oncorrectly.Youalsoneedtoshowwhichoftheapartments on the
lowerfloorisgoing tobe designated as the "handicappedaccessible"
apartmentand whichwill be"handicappedadaptable".Th6" watline,
valve and fire hydrant and the 12" storm drain li
needtobeadded.
rt
neandmanholesalso
lhe6"watlineandfirehydrantandthestorm
drainlineandmanholesallneedtobecompletedaspartofthe"under
construction"apa
ment building compex.Alsopleaseshow how
muchoftheparkinglotwillbeconstructedinconjunctionwiththis
presentapartmentbuildingandhowmuchwiththefuturebuilding.
Asyouknow,theFireDept.hasaproblemwithaccessintotheparkin
lott
tomoveittothefrontnear3rdSouthSt.thisalsoneedstobeshown.
othebackbuilding(southeastcornerofthesite).Ifyouaregoing
locationoftheapartment bui'ldi'n
Otherwise,theFireDept.
s.
satisfyingtheirconcern
and you need to discuss other ways of
t ,
4L
March 101., 2000
George Benson
2266 W. 6300 S.
Rexburg, ID 83440
STATE OFIDAHO
12 North Centerr
Rexburg, Idaho $3440
Phone ('208) 359-300
fax (2Q8), 359-3022
e-mail rexburg@srv.net
I have attached a cagy of one gage out of my UL Directory for Fire Resistance. This is
only one page of many which identifies fire penetration construction tecbniques. I chase this page
because it identifies a product dor a one homer separation as well as a product for a two dour
separation. Many products exist on the market. If you would life you may come into the office
and review the UL Directories and determine all the products that might work for your particular
application.
Taping holes that have been created at firewalls is not perrnitted because the integrity of
the drywall is gone and a little joint compound and some paper will not carred it. I am requiring
that penetrations through firewalls be performed correctly.
1have nog heard from you for a re -walk of the mechanical rooms at the Birch Student
Housing Complex at 2 d West and 3dSouth.. Please contact me soon. Tf you have any questions
give me a call at 359-33020 ext. 314..
Sincerely,,
Val Christensen
Assistant Engineer
LN
486 FIRE _RESISTANCE DIRECTORY (13XRH)
THROUGH -PENETRATION FIRESTOP SYSTEMS (XHEZ)—Continued
Et Copper Tubing -Nom 4 in. them or smatter) Tpp- L.
Or er
copper tubing.
The T Rav`ng of the flrestop is dependent upon the hourty
rating of the fLoor-ceffing assembly and type of through -penetrant
used as -shown in the table below:
Floor-Ceffing T
Rating
Rating Hr Type Of Penetrant.
Hr
I Steel or Iron Pipe
I
I Steet Conduit
1
1 Copper Tube or reps
3/4
Steel cr Iron ape
1-112
Steel Conduit
1_1/2
Copper Tube or Pipe
112
. Fill, Void or Cavityat nal'*— eaLant pit[ Tnaten4at
treed into
annulus to flLt space to max went possible an tap urce
of floor and
bottom surce of ceiling. Additichal[Lr p�
t L a Lied to hen aLted
-such that a min 1 In. thick crown is formed around the through -
penetrant on both sides of floor -c i ging assembly.
Specified Technologies Inc. —Spec e.a[ 100, 111 or
105 Seatant
*Bearing the LCL Classification Marking
System No. F -C-1011
F Rating -1 Hr
T Ratings -0, 3/4 & 1 Hr (See Item 2)
I
CTT
-. Floor -Ceiling As sl—The Fire -rated wood Joist floor -ceiling assembly
h tL be constru fled of tfie materiaLs and in the manner seci ed in
Design Nos. L512, L513 or L514 in the UL Fire Resistance Directory, and
haLL include the foLtowing cofistmcfion features
A. Fluong System—Lumber or min 112- in. ptywood
Lumber or min 3/4 in. pLywaod finish floor, or Floor -Topping Mixture*
ure*
as specified in the individual Roor-Ceiting Design. Max diem of
opening is 7 in.
B. Wood Joie --Note 2 by 10 in. tumber joists spaced 16 In. OC with
nom I by 3 in. Lumber bridging and with ends firestopped.
C. Furring Channel (Not Shown) — Resilient g a lir steed f arrirta installed
p rp ndi cuLa r t good joists bet een aLlboard {Iter, ID) a nd wood.
,gists- and spaced rn in.
D. WAILboard., Gypsum* -- - om 4 ft wide by 1 or in. chic -a
specified in the individual Floor -Ceiling Design. WaLLb and attached to
wood joists and marring channels aS specified in the individual
Floor -Ceiling Design.. Maxdiam of opening is 7 in.
. Thrau h -.der+ art s–.. -One metallic pipe, conduk Gr tubing to be i n tailed
approximateLy midway between wood joist and centered within the
fi recto p Vstem. Diam of openings hole -sawed through floorin stem
and through gypsum waLLboard ceiling to be nom In. Larger than the
outside dram of through penetrant. Pipe., conduit or tubing to be rigidL .
supported on both sizes of floor -ceiling assembly. The following types
and sizes of metaffic pipes, conduits or tubing may be used:
A. Steel PipeNamin. diam (or smaller) Schedule or prier
tee L pip e.
.. Iron Pipe—Nom 6 in. dig or smaller) cast or thistle iron pipe*
C. Conduit—Nom 4 i n f dig (or caller) electrical metattic tubing or
steeL condni _
1). Copper Tubing—Nom 4 in. Siam(or hailer Type L r heavier)
copper tubing.
E. Copper Pipe- tom 4 inE di
pipe. �-aLlerlr (or heavier) pr
The T Rating of the resto system i dependent upon the type of
penetrant a n b norn dram of penetrant used as tabu ed below:
M ax Dia M
Of Penetrant T
Penetrant Type I. Rating .fir
Steel Pipe 4 1
tel?pe 6 3/4
Ira n Pi pe
FIRE RESISTANCE DIRECTORY (EXRH)
THROU-GH-PENETRATION FlRESiOP SYSTEMS (XH EZ) Continue�
Max DIS
Of Penes n
T
Penetrant Type In. R ating H r
Copper Tubing
Copier Pipe
JFiLE, Void or Cavity at tint*—Caulk---T rl top of assembLy, a min 1-1/8
in. depth of fM material appLied vn'thin annulus on top sues of fLOOTO
O
mate
n bottom of assembly, a min 1 in. depth ofKrg at applied
It
in annuLus on bottom surface of cei [ing. ddi'6o a[ fiR materiae to he
installed such that a miry in. thick crown is formed around the
through penetrant on doth sides of 3orrili assembly;
A D Fire Protection a Ifnc*-- D Fre arm r Silicone
*Bearing the UL 1asi�ification Marking IL 6/;10 rAPSCO Tr pl;'
System Na, F-- 1 1
F Rating -2 Hr.
T Ratings -3/4 & 1 Hr. (See Item 2)
SECTION -,.e
Ron r}-Cepi ng Ass e m b ly—Thefire-rated w o a d Jo 1 st Hoa r-cei li ng assembly
shalt be constructed of the materiAs and in the .manner specified iii
Design No. L505, 111, or L536 in the UL Fire Resistance ireorb as
summarized below:
A. Flooring System—Lumber or plywood subf1cor with finish fl= of
lumber{ plywood or Boon Topping Mixture* tura* a p fied in the
i di i dui L Roor-Ceiling Design. Max diam of openi ng is . i n f
B, Wood Joists—Nom 2 by 0 in. lumber joists spaced 16 in. OC with
room I by 3 in. lurcher bridginq and with ends fiTestopped.
C. Fuming Channels—(Not Showa) — Resilient gaiv steel furring installed
perpendicular to wood foists between first and second layers of
aLtb and ("Item ID) and spaced max'
24 in* .
D. ilbuard, Gypsum *—Nom ft wide n. thick as specified in
the in di d u l Floor -Ceiling De i n. Fitt toyer of wat1board ni3ited to
wood joi-sts- Second layer of wallboard screw -attached to furring
chin ne L,. Max diam of op -ening is 5 in.
t Through -Penetrants—One m ta(lic pipe, conduit or tubing to be i n tat[ed
approximatety midway between wood joists and centered within the
rtrestep system_ Diam of openings hole -sawed through loan system
and through two layers u wallboard cel'Ling to be nom 1 in. larger
than the outside diam of rou h-penetmn . Pipe, conduit or tubing to
be rigidly supported on both sides of the fluor -ceiling waR assembly. The
fO LLO n types and sizes of metallic pipes, conduits or tubing may be
used:
A. Steel Pipe—Nom 4 in. dig or smaller) Schedule 5 r heavier) steel
I
pipe*
B. Iron oto 4 in. diary or smaller) cast or ductile 1'r0n pipe,.
C. Conduit—Nom, 4 in. diam or smaller) steel electrical metallic tuiflg
or steel conduit,
0. Copper Tubing—Nom 2 in. diary or s aU r) Type L or heavier).
copper tubing.
E. Copper Pips Nom 2 i n . diam(or m a iler) Regutar or heavier) copper
pipe.
The T Rating of the firestup system is dependent upon the type of
through -penetrant used, If a steel pipe, iron pipe or conduit is usedr
the T Rating is I hr. if a copper tube or copper pipe i's usedr the
Rating is hr.
. HIL, Void or Cavity Materiae* — t[ - Fill materia L forced into n ulu-s
to max extent possibte on both surfaces of floor-ceiLingassem l .
diti o nal fill material to be installed such that a min 1 in- thick
crown Ts formed around the through -penetrant on bottom side Of
floor -ceiling assernbLy.
NeLson Fire top ProduLKN/S
* .ring the L Lassificat u n � am
LOOK FOR MARK ON AI)Raoutr
4 O&t 5ffaga J7API
F.0 ,'Baa{ 724-ev
:al
February 24, 2000
George Benson
2266 W. 6300 S.
Rexburg, ID 83440
Dear George
STATE OF I DAHO
P0_ Bax 280
12 North Center Street
Rexburg, Idaho $3440
Phone (208) 359-3020
Fax (208) 359-3022
e-mail rexburg@srv.nu#
� incozrecily thought our appa�ntrn.ent to inspect the student housing complex -on the
corner of �r� Sough and 2nd Vest was on Thursday Febi'uaxy 24 at 10;00 a.m.. Chris Huskinson
from the Flare Department mei me for the inspection and the manager of yoga.- complex was
gracious enough to show us
into the units. I have dis-cussed the condition of the building with
my superiors and have been �nstr-uucted to notify you of the following:
1 }
The mechanical roams on the lowest level have not been drywalled. The ceilings
are open directly to f100r framing on the above units. A continuous Fire separation
must be maintained beuveen dwellijag units. The mechanical space is the most
dangerous space in the unit for fue potential.
2) The rest of the mechanical roams have penetrations trough the cei�zngs which
have not been firesealed and many are rriissing s��ne drywa�� d fire -taps.
3� The mechanical rooms in the centerunits have a plywood panel screwed into the
frame instead of a door and are therefore not accessible.
�) The Fire Department has instructed your manages that fire,extinguishers must be
-
mounted near the kitchens in all the units.
Clearly life --safety issues are present at this complex. I have talked to Blair Manwanng
concerning these problems and he instructed me that he gave. you a verbal =provai to occu the
bottom three units axAy when they were finishedprvpex�y. He nasi inspected the lower u�iP�
when they were in the drywall stege and trusted you to finish them properly prior to moving
anyone in. He offly granted this request because of your urgency to moire students in.
The life -safety issues identified above require us to demand that the mechanical rooms be
brought uto cods and the fire-
f�-exiniinguishers installed properly. Cala us and sit up an
inspection of the completed work by march 3r', 2000. Otherwise vv� will fake action to move the
occupants of the buildi-ng out. If you have any questions*gve me a call at 3 9-3 02 0 est. 3 14.
Sincerely,
Val Christensen
Assistant Engineer
REXBURG MADISON COUNTY FIRE DEPARTMENT
P.O. Box 280
26 North Center
Rexburg, Idaho 83440
(208) 359-3010
THIS IS TO GIVE NOTICE THAT:
An inspection of the Birch -Gold
I
Apartments
located at 175 West
'fri-ira bourn -in i<,exiDurg, Idaho was conducted on this date and that
as nearly as could be determined, was found to be in compliance
with the Uniform Fire Code. and ordinances of the City of Rexburg
that are presently in effe.ct, with the following exceptions:
Sec. 901.4..4 Post address on the building,
Sec. 1111.1 Maintenance of Fire -Resistive Construction-
--Refers to the Uniform Building Code.
In the mechanical rooms on
enetrations from pipes, wiring,
not sealed Er
buildin
elements
M
number
the
top
floor
there
t r- -
f r nm
t
r in ---I
f- t-; rt ct -
are several
mecnanical rooms throe
also lack sheetror'.1-.1k and tairinQ to
rovide adequate fire protection
that are
hout the
protect structual
for the occu-oants.
Sec. 1002.1 Portable Fire Ext inqui she rs -General
extinguishers need to be mounted in each
r
inspected monthly and mal[nt I n pri
earl
0
OCC13
ancv and
Note: This inspection was necessarily limited to items and areas in
plain and fu -11 view of the inspector. This inspection cannot
censure or verify the compliance of the items or areas that are
obstructed from the inspector's view by construction or access.
The City of Rexburg can accept no responsibility for verification
:1 :0
of code comn I i anrt= I n CZ11 r*11) c. Q I 1 /-4 I -N IV Te� -%A- I -P -11 A-% 1 -
sole responsibility and liability of the property owner. Persons
performing corrective action should contact the Rexburg Madison
County Fire Department at (208) 359-3010 for specifics or questions
regarding these requirements. Any observable deficiencies which
are a distinct hazard to life and/or property are subject to
criminal enforcement if they are not remedied immediately.
Februar
Chris Heski-nson
Fire Inspector
24r . 2000
Date
COMMUNICATION LOG
I