HomeMy WebLinkAboutLETTERS - 98-00047 - Nauvoo - ApartmentsTO: Planning & Zoning Comm.
SUBJECT., City of Joseph Apartment Complex on 2"d West St.
Please consider the following items when revie�ving this proposed apartment complex:
1 ---- Cour Master TransportationPlan calls for 2nd West. St. to be a Major Arterial St. This
would require a 12S ft. Right -off -way width (See Typical Sect*on 8 on the attached drawings)
The existing right-of-waywidth for 2nd West is 99ft.(from 5'h South St. to Main St.} We can
probably get by with the Minor Collector St. Right-of-way width (10 1 ft. as shown on Typical
Section # 6) for this portion of 2nd West St. (from 5t' So. to 6th South St. ). Fard-ler south where
2"d West approaches 7" South St. we will probably need an additional lane to provide for a
double left burn movement going eastbound on 7' South St. This means that 2nd West St. should
widen out to a right of wad width of I 13 ft. as 'it approaches 71 South St. From 7' South St.
down to the South Rexburg Interchange, the 2111 West St., Extension would need to have the 125
ft. right-of-way width shaven. on Typical Section S.
IT IS THEREFORE MY RECOMMENDATION THAT THE DEVELOPER BE REQUIRED
TO DEDICATE A 43 FT. WIDTH OF RIGHT OF WAY FOR 2 N WEST ST. SO IT WILL
HAVE ATOTAL RIGHT OF WAY WIDTH OF 101 FT. (Note that 58 ft. of street right of way
was dedicated under the Grandview Townhouses Plat.)
2 --- The Site Plan shows the apartment buildings would be located 20 ft. from the new curb line.
(See attached Figure 1 } This would put the building I ft. from the edge of the 10 I ft, wide right
of way line described above. In other words the Front Yard Setback would be � ft, to the
eveline.
According to our Zoning bode the building; (eveline) should be 20 ft. in backof the right of way
line as shown in the attached Figure 2. Note that the Code says it should have a 25 Vit. setback.
but the P & 2 Comm. said a 20 ft. Front Yard Setback was OK if the street section included the 7
ft. wide landscaped strip.
ITIS MY RECOMMENDATION THAT THE APARTMENT IUILDINGS BE SET BACK
THE REQUIRED 20 FT. FROM THE STREET RIGHT OF W
AY LINE.
One alternative would be for the Developer to get a 20 ft. "no build" easement from Ricks
k--Unege atong the east side of the propertyf-14^The easterly artment buildings could thin be sed
on the property line and the 20 ft. wide easement would provide the 20 ft. required for the Back
hard Setback. This assumes that the easement would be grass covered and useable by the
residents of the apartment building,, Right now the Ricks College fenceline is approximately
30 ft. east of the eastproperly Ione of the pposed apartment complex.
3 --- The Sipe Pian shows a Side ward Setback of 6 ft, on the north and south ends of the build*ng
complex. The ,honing Code requires 4" of setback for each 1 ft. of build -Ing height. If the
buildings were 27 ft. high the fide Yard Setback would be 27 x 4" = 108' = 9 ft.
Roof drainage will also be falling into these side yard setback areas. Drainage from the east side
of the northeasterly building will also have to be routed around the north gide of the building
complex due to the slope of the hill. The She pian needs to address how These storm drainage
iterns will be handled.,
4 --- The City has an 1811 watermain crossing the southerly end of the apartment complex side.
This is one of the City's MAJOR watermains. The City would not want an apartment building
constructed over the top of the 18" watermain.
JOSEPH A. LAIRD., P.E.
CITY ENGINEER & BUILDING OFFICIAL
ai
July 8, 1999
cliti 0
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Mr. Newell GoldsbeiTy
Sandberg & Associates Architects
P.O. Box 2379
Idaho .Falls, Idaho
83403
fie: Nauvoo Apartments - Sits Access
Dear Newell:
STATE OF IH -
0
PC Box 280
12 North Cuter Street
Rexburg, Idaho X3440
Phone (208) 359-3020
Fax (208) 359-3022
e -mad rexburg@srv.net
Upon receiving your request for use of the T FAC qInkrflnn i 1 rN I n ;11,1„
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exce�t�an � v�s�tec� w��h 1c�e Laird a�ou� the h�siory of the site plan development. Jae informed ane
tnat We problem with the sheep grades was drought to your attention early in the design. At-thattime
there were options other than not providing adequate access to the facil�tyFor this season Z mus
agree with Joe LaIrd that in order to provide the required access the city will irequire an access ramp
as shown on your current site plan, �f you do not agree the issue can be taken before. sur Board of
Appeals.
If you wish to discuss this further please call ane at any ti rnee I have attached- a copy of Mr.,
Lairds letter of April 26, 1999 far your re�'erence,
Sin rely,
c
o ol
h -n W. Millar.P.E./L.S.
Public Facilities Coordinator
Mr.- Jay Rice
Sandberg & Associates
1 1 1 East 16'h' St.
Idaho Falls, Idaho 83404
RE: Citv of Joseph Apts
Navoo L.L.C.
Dear Jay,
STATE OF IDAHO
LPO Box 280
12 Orth Center Street
Rexburg, Idaho 83440
Phone (208)3b59 -302G
Fax (208) 359-3022
9 -Maid rexburg0smnet
Apri1261199-9
Reference is mads to your request to use the 311d EXCEPTION to Sec. 1103.2.2 - Acce-ssible Routs of
the 94 UBC. From the dart of your design for this apartment complex, you were aware that it had to
meed the Handicapped Ac'cessibility requirements of the UBC and the Fair Housing Act.. As Architect
for the project it was your responsibility to design the apartment units in both the horizontal and
vertical planes so they would meet the Handicapped Accessibility requirements.. We have discussed
with your on several occasions the need to provide handicapptd accessibility as part of your overall
project design, You apparently made a conscious design decision to keep the north end of the
apartment complex and the Mansion House at a conszderable height above the sidewalk along .5ffi
South St. You could have mare various other design decisions that would have made the north end
of the apartment complex more easil c� handicapped accesszble. It therefore appears that as you
planned the height of the present apartment facl�ities, that you must have also planned to include
handicapped accessible ramps to'get up to them. As there is adequate width and length in the area
between the back of sidewalk along 5hSouth Si. and your sidewalk connectmg the Mansion House is
the apartment complex, we suoggesi that you design and construct handicapped ramps that will connect
your apazftmeni complex tothe public sidewalk- along 5' South Si, The subject EXCEPTION given
in the UB C is one given to fake care of insurmountable problems with existing -site candztians: it was
not established as a method for correcting problems that the architect's design has created. Thl"'s office
previously provided you with inform,ation on handicapped ramp slopes and crass sections. Please
provide this office with a detailed, complete site plan that includes the subject handi"capped ramps.
If you do not agree with the decision of this off -lee, please let me know and I will schedule a meetina of
the Board of Appeals for the Un'forrr, Bu��di�.� fade; end yap cin present dour prapasa� �o t�.�m f��°
feu review and decision.
Very trul
�r v xgdrs,
--` — —. T
JOSEPH A.LAIRD7-'
CTTY FNGINI-MR & BULI-jDING OFFICLA�
,
di
May 3, 1999
JRW &Associates
Atte: John Watson
49 Professional Piz
Rexburg ID 83440
RE,: Shelboum Apts.
�NNRJTOI
S-I"'ATE OF IDAHO
00 Box 280
12 North Canter Strao+
Revburg, 'do 83440
Phony (208) 3`-9-3020
F Zs)
ta-mraif rexburg ®r-smnet
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As a follawup to our meting an Aprii 30, 1 am documenting decision. that ,
were made at
that meeting. The discussion mcluded Joe Laird,, yourself, John Millar, Jared Sammer who
represents NauvQa House,,
It was decided at that meeting that on the. Sheibourn Complex that you would work
directly with your owner to arrange for the engineering approval "in construction of "the utility
lines that are on-site and also four the sewer line which runs north/s ut0---h ad ng �.he westside ofyour building, -
It was also determined that Nauvon House would worW1
k "th their developing engineer
and contractor to install any on-site utilities including the sewer line which runs along the west
side of their building.
The City will necroti" in P W
ate a contract with Harper -Leavitt to do the engineermg services on
those utilities which lie within the road way right -of - way and also the curb, gutter, sidewalk and
-road construction involved within the City riaht-of-way.
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is anticipated that the cost incurred by both developer fog utilities which serve
properties beyond current exciting uses will be eligible for financing thrQugh the Local
T E
�ill�.c u v ��.�.���t .t.f�� ��zC: L .CI"��'c�..�. inose utimies w1uch serve only the, oia-sile needs cannot be
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included ire the LID.
at4 % .
It
detet: OrL n to be
made with the cltv'Finan ic a' OfRcer as -to
w r t t1ac
Iry can front the cost foT the uEjj�y L-aV
%.".e Aensions unl Such time thatth
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bonds cap ld,,
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P rvi z � tr,
Ut'l't'eS 'nvoiving their ratfspective projects and Cl -W 11 C.,ra- ' �-P
ort's anc al
Weel V IJ,0-21 Cf testffig and inspect-ions0 A ;
shed. t
that as -built araixings be mamtmned and that once the wor k is compicted
that these be Filed With
ti-ic Ciuy Enginecr office. All elip"ble cost that are ffic-%=,edmust be ' tblough1v docurnented so
that they cam be included in the Local Improvement District.
eng.ig or
arcMtectural cost can, also be included in the mcuired cost for the Local Improvement District.
'h
We will be meeting the week of May 3"dwith the CAYFmancial Staff to determine the
exactly what procedures need to be followed for 'Intexim fmancm'g of the utility extensions or
other work that will be 'Involved in the Local Improvement District, If you have questions or feel
that this letter does .not adequately represent the discuss -ion made at the meeting please contact
ane at your coxznivance.
VeTruly Yours
'ohn M
Public Facility Coordinat�x°
JNI/dj
cc: Jarred Sommer
,doe Laird
Mayor Bruce Sutherland
Richard darner
r* 20', 1998
TO.- Kim Leavitt, P.E.
FROM: Joe Laird, P.E.
SUBJECT: Right-of-way and curb -to -curb widths for 2 nd West St.,
The attached FIGURE I shows the distances that I measured from the iron pin at the south end of
the existing curb and guitar on 2111 West St. to the back -of -curb tines of the existing curb and
gutter. This pin is supposedly S.5 ft. east of the existing centerline of 2' West St. There is
also an iron pin 58 ft. west of this pin that would represent the west right of way line of end West
5t. Superimposing the 10 1 ft. right-of-way (Typical Section # 6} section over the existing
right-of-way from the Grandview Pkat, Y get the dimensions shov�rn on FIGURE 1. There needs
to be an additional 101 - 5$ = 43 Vit. of right-of-way dedicated an the easy side of 2"d West St.
This would leave a 385 - 43 = 342 ft. property depth on the east gide of 2111 West 5t. The
Grandview Plat shoals that there is a property depth of 216.09 ft.,(measured) an the west side of
2"d West 5# .
From my measurements, the existing EAST back of curb is 3 V-6" east of the existing centerline,
while the future East back of curb dine would be 32'-6" from centerline so only a 1'-U" transitzo�
world be required. The existing VVEST back of curb line is 28'-4" west of the existing
centerline, while the future Vest back of curb line would be 37-6" from centerline so a vvidening
transition of 9'-2" would be required. Let me know if you agree with the abase quoted figures.
We sampled the depth of plantmix and gravel under the existing road on 2 South St. We found
there was from 112" too 2" of pla�lim�x and I " to 8" of gravel; therefore we feel That the existing
road mush be removed and replaced as part of the development of these two apartment
complexes. (The existing road paving and gravel could be used as part of the Granular Borrow
for the new street construction.
The City has adapted the attached STREET DEVELOPMENT policy. There fore the
developer would be responsible for the curb and gutter and sidewalk and a 22 V2ft width of street
surfacing (consisting of a 3" depth plantmix, 4" depth of 314" Aggregate For Base and 20" depth
of Granular Borrow). The City would be responsible for the extra 20 ft. width of street
surfacing (f5"-22.5' -22.5` = 2Q') and the extra 1 " depth of plantmix (4'1-3" = I ") and 2" depth of
3/4" Aggregate for Base (6"'- 4" = 2"). All of this will need to be covered in the Development
Agreement for each of the Apartment Complexes.
I assume you will be preparing the water, sanitary sewer, storm drain and street improvement
drawings for both apartment complexes. Please use the attached "Revised Typical Section 4-A"
for 6"' Sough St. The water line in 2nd West needs to be an 8" size. We, will need to look at the
slope of the land and depth of sewer to decide how deep the sewer and storm drain need to be
and how fir their area of servi
ce will extend.
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STREET DEVELOPMENT
RESPONSIBILITIES OF DEVELOPERS'
The responsibilities of the develo�er and of the Citv for the canstr�ctian of bridges and streets
shall be as follows:
(A) All badges aid/or culverts across
canals, ditches, and streams lying entirely within a
single subdivision within the City or within property to be developed within the Ci*ty,, and used
primarily for the benefit of circulating local traffic shall be constructed or paid for enfirely by the
developer. Irrigation ditches that are located within the set right -off -way shad be relocated
outside of the street sight -of -way or may be replaced with a culvert and headgate system as
approved by both the City and Irrigation/Canal Company controlling the irrigation water in said
ir�igatifln ditch.
(B) The Citi shall design and constrict all bridges/culverts on local., collector, and
arterial streets when such bridges/culverts are deemed necessary by the City, except as required
in subsection (A} above.
(C) Construction of "controlled access" streets within the City shall be the responsibility
of the City; however, the developer shah be responsible for dedicating to the public a right�of-
way of up �o a 62.5'feet maximum width along any controlled access street adjacent to or within
the developer's subdivision or property.
(D) Except as provided below, the design, construction and const ruc��o� inspection of all
arterial, collector and local streets, vvfthin or bordering the developer's subdivision or property,
shad be primarily the developer's responsibility.
The Developer shall be responsible for the dedIcation of the right -of may fnr such arterial
collector and local streets for up to maximum width of b2.5' feet per each side of the street along
which his, subdivision or property borders. The developer shah be responsible for the design,
construction and construction inspection of the sidewalk, curb and guitar, and atwenty-two and
one-half foot (22 �/�') width of street surfacing per each side of the street for all streets within his
property/subdivision or along which his subdivision or property borders.
The ballast depth of any paved street surface for which the developer has responsibility sham
Consist of up �to a three inch �3 "') dep#h of Asp�la�t Plant Mix, a dour inch (4") depth of -3/4 "
Aggregate For Base, and up to a twenty inch (20") depth of granular Borrow for any subdivision
or property located within a Commercial, Industrial or High Density Resi'dential zone, or for
which such zoning is requested. The developer shall be responsible for a pawed street section
having a ballast depth of two and one-half inches (21I2") of Asphalt Plant Mix, three and one-half
inches (31/2") of �r4" Aggregate For Base, and twelve inch (12") depth of Granular Borrow for an
subdivision or propefty not located within a Commercial, Industrial or High Density residential
zany or for which a zoning classification ether than such zone is reglYested_
The City shall be respans'ble for the costs of the extra width of street paving over and above the
twenty-two and ane -half foot (22 V2') width per side of the street, and the extra depth(s) of street
paving over and above chase ballast depths specified above as being the developer's
responsibility; provided, however:
(1) If the developer chooses to develop his subdivision or property is such a manner that
there is no private access to an adjacent arterial street, irrespective of whether or not the arterial
street has been designated as a controlled access street, the developer shall only be responsible
dor designing and constructing the curb and gutter, sidewalk and storm drainage facilities along
said arterial sheet frontage; and the City will be responsible for the cost of designing and
constructing the entire paved portion of the street section along said street frontage.
(2) If the developer chooses to develop his subdivision or property in such a manner that
there is no private access to an adjacent collector or loyal street, the developer shall still be
responsible for the costs of constructing the sidewalk, curb and butter, paved street surfacing and
storm drainage facilities along said collector or focal street frontage in accordance with the
allocation of responsibility set forth above.
(3) If the developer develops his subdi�isivn or property in such a manner that any strut
therein is roughly parallel with and immediately adjacent to a canal, river, freeway, controlled
access arterial street or other such similar facility or topographical feature whereby the access to
and use of such street is from one side only, the developer shall be responsible f -or the entire
width of street section and all sidewalk, curb and gutter and storm drainage facilities along both
sides of the street. Notwithstanding the foregoing, the City Will be responsible for the extra
asphalt plant mix and ballast depth as yet forth in this subsection above.
E. Where a bike path is required along a particular street, the Developer shall be
responsible for the cosi of a normal 5' wide sidewalk and the city shall be responsible for the
increase in cost of the wider bike path..
F. All sheets, sidewalks, curbs, gutters, storm drains or other public improvements which
the developer is required to construct shall be constructed in accordance with the. City's currant
Standard Drawings and Standards Specifications.
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Mr. Jay Rice
Sundberg & Associates
1 11 East 16" St.
Idaho Falls, Idaho 83404
.1� �L��Y7�ll�lliQll
J
STATE OF IDAHO
RE: City of Joseph Apartment Complex an 2" West St. in Rexburg
Dear Jay,
12 North Center Street
Rexburg, Idaho 83440
Phone (208) 359-3020
fax (208j 359-3022
e
�a rbur@,®net
November 16,, 1998
The Rexburg Fire Marshall brought me over a drawing of the subject apartment complex
showing where he felt fere hydrants were needed. He says there still needs to be 2 fire hydrants
for this large of an apartment complex.
He axso says th�.� Borrie of the corners c�f the aisles meed to be rounded -off so #heiz� fire tricks carpgetFound#hem_ He s�.id fihat a G1car 26 f�. r�,dius on the corners sawnin red on tie xe�ed
plan �vo�.Id allow ens t�a yet their into Rri►� thrnl�rrh ti�a n��.�.�.n Y„+ T.�..... ------
�. fire triickR5ii wxv ?u.a�u1l6 1VL. li �+UU i1�iVC t1llyquestions regarding these Erre department please �calI �3ee awens �a 3 5 9-3 0 1d. �_
Very trul
Y
"Ours;
JOSEPH A. LAIRD, P.E.
_
CITY ENGINEER & BUILDING OFFICIAL
To:
From:
Date:
Joe Laird
Dee Owens
[ 0
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1111-044-11A0
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em Water supply on 2"" West between 6m and 7th South
I flow tested the fire hydrant on the north side of Rexburg Nursing Home.,
it shows 21932gpm @ 20PS1. 1 talked to Delynn and he states that line
ends there and the one coming up ends just south of the driveway into
the townhouses. There is a 16" line that runs east and west on about 6 'n
South. I think it would really help that area to run a line through and hook
into the 16". if the line is big enough and hooked together, it should
supply development in this area.
if you have anyquesfions please give me a call.
0 Page
SUND ERG& ASSOCIATES
AR-CHITECTS
SIXTEENTH & E30ULEVARD * P.O. BOX 2379 * ID SIDAHO 83403
TELEPHONE (208) 522-6901 a
FAX (208) 522-6928
March 5, 1999
Mr. Joseph A. Laird, P.E.
City of Rexburg
12 North Center Street
Rexburg, ID 83440
Re: Nauvoo LX.C. Apartments
Dear Joe -
0
�
have addressed the items of your letter,, dated January 19,, 1999 in numerical ander:
1. I apologize that the. site plan completion has dragged on so long,rlrim'
however, nume�rvus cha.ns
by the Owner and existing site conditions (rack} havoade it possible forme to expedite
this mater. I do appreciate the City -)s patience,p
2. Addrcssed see Site Development flan.
3. Changed to 8" sewer, added manholes.
4. Harper -Leavitt .Engineers to address,
5: Addxessed seg Site Development Pian.
6. 'Turn -around provided for Fire Departmen�.
T Addressed see Site Development Pian.
S. Adaptable um*ts (2) have been Provided for 4n the east and west sides of the site.
9. Addressed - see Site Development Pian.
10. Clower level will be6w however, we are stip workiz�
design with the Owner- Plans on thiuc�e are not complete. g v� a
s s�r
I have spawn the adaptable units on the site plan,. the first level units are des'
ed with the
Fa'u Hous�n� A�� in m.�i.nd. Therefore, it �s possl�Ie that all lower, level units could be
adapted to meet accessible requirements.
S
-Page 2 -m Joe Laird,, P.E.
Re., Nauvao Apartments,
� �. construcfion a V. �o�r, 7isiype is . I updated sections.
1.3. Sectlons B/Afi and C1A7 are schemoa+-- -11"Lic in nature. Larger wallsections and notes take
precedence.
14. A continuous ridge vent is called for, as well as a continuous Perforated soffit on the west
and a continuous dip edge vent on the west side of the buildings.
15. Attic access openings are shown on Sheet S I.. I in the closet at the end of the hall on each
UnIto
16S is underneath main stairway landing.
17., Computer facilities Will be made available on main level. Managers of the facifiry will
actually be living in one of the student units.
� 8. Will be addressed.
Very truly yours,
•
•
s.
:7 7
January 11, 1999
Mr. lay Rica
Sundburg & Associates
111 East 16`h St.
Idaho Falls, Idaho 83404
RE: City of Joseph Apts.
Dear day,
STATE OF IDAHO
PO Box 280
] Z North Center Street
Rexburg, Idaho 83440
Phone (2081359-3020
fax (208) 359-3022
-rrtail rexburg@?srv.net
Returned herewith is a copy of the Site Plan for the subject development with the Fire Ma shall's
canuments (Dee Owens Tel 359-3010) shorn thereon. He is saying that 2 firs hydrants are
needed and' suggesting; that the water system be " looped" so water is always flowing through it.
thereby diminishing the chances of it freezing up where it has such shallow cover. Weill wneed
to work out sometype of insulation cover over the mater ane to decease the amauni oaf rock
excavation for the water line trench.
The Fire Marshall also gays he needy a connection through the landseanvped median fat thefar sough
end of the parking loth separating the twoP al -king dots so that There is a large enough area
provided far -the fire trucks to be able to turn around and get out of the parking lob.
Haw will the apartment buildm*gs on the easy side of the, development be provided Frith wader?
If the sig inch line running down the center of the landscaped strip is used tor both the fire
hydrants and the intefior bu�ding sprinkling systems, it will need to be an 811 line rater than a 6,'
limne.,
� trust you will pass this information an to Harper -Leavitt so they can 'Include it in their site plan,
We would like to get a Final Site Plan as soon as possib-L%.. We also need copies of Structural
Pian Sheets 2 & 3. The ones sent to us were so dark they could hardly be read. We would also
appreciate any updates in the reit of the plans as they are competed,
fiery truly ur ,
JOSEPH A. LAITO,�FTq--`'
CITY ENGINEER & BUILDIN G OFFICIAL
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January 19., 1.999
Mr. Jay Rice
Sundburg &Associates
111 E1h St.
Idaho Falls:, Idaho 83404
RE, City of Joseph Apts.
Dear Jay,
�r�rU/
20
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STATE OF IDAHO
have reviewed the plans you recently sent xne and have tiefollowing comments-,
P 0 3 Gfvk. /280
1 4
Noqh
L.,enter Street
Rexburg, fdaho 83440
Phone (208) 359-3020
Fax (208) 359-3022
e-mail reXbL]tg@srv.net
I --- We are really very disappQinted that there is still not an adequate COMPI
for this development.Thisvvas etc., correct site plan
supposed to have been comp
the Planning leted months ago for the review by Comm. but itstill isn't Completed. We feel w
have, done everything
to wOrk vfith you and Your owner/builder,% but we don'feel thatpossible YOU are reciprocating
by getting plans Completed and sent to us 11-1 an expeditious Manner. We .realliv need ad��ailcd
cmjilete Site t)ian-
2 --- Reference is made io my previous IF7 of 1 999, �N herein I set forth various
items that concern our Fire Marshall.
These concems have not been addressed on the Site Plan.
The Szte Plan needs to show the waterline going to the various locations where --t '11hookm to
!6 Is I WT
the bu�id�n�fi �znrml-lrn c + P
referenced % letter. ._,ri a :yo CITLS- 2-, i6o �,icd�e aciaress his other concerns set forth in the
1P.
3 --- The Site Plan shows 1211 Sanitaryfl* itI- sewer6. sewers are large enough far these buildings.
The main out in S�� South St. is The.0L only an 811 sewer. sewer line will need manholes every
400 ft. or less for cleaning -purposes.
See plans for suggested locations., The sewer along the,
west side of the westerly building needs to be extended to the southproperty line.
4 ----
The storm drain inlet boxes just South of the back of sidewalk would be better located
farther south of the back-of-si'dewalk Iffie, so -that cars d.on't hit the bottom of the car on the back
IjustVof walk because of the lowffilet box the sidewalk. The Inlet Boxes need to be
depressed enough sO the storm water doesn't run on past the%n and ga out over the sidewalk and
a
into the street. Noth�ng is shown for "arading" the easy side of the east row of apartme
There Will. need to be an aftificoal swage _nts.,
constructed east of and parallel with) the ealst row of
apartments so that,di-aifiage �.�'�►�rS away f�'om'� instead of "toward" the east side of the apartj . nent
buim.ingsP
C�
5 __- Use a standard city "Commercial Drivewav" (see �.�a.che�. d g.) at thetwo approaches ar�io
5th South St. Make, tie depressed portion o� the driveway �. 0 ft. weer than the cur � -
width of the private driveway to accommodate the tuming n�ovefrom� �� c��
a � ft. transation length. going from fug height curb -to ����e� Use
�o curd so there is a eery smooth
depression to accommodate wheel chair movements alon� the sidewalk adjacent to the curbline
6 --- ,here needs to be an opexung across the Centex division island- {at the south end of the
parking lot) so dire trucks can get, rom one parking lotto the other and Cd"I'" .".1turn around to get out
of the parking lot. (See Fire Maxshall"'s I
04
7 --- As I understand what is shown on the "Grading Plan', there will be some portions of the
parking lot that will be so sheep that they can not be used for vehicle parking. If I understood
Jeff Freiberg correctly, these areas are shown without Parking lot tines an the existing "gradin
Mani) , but will��obabl� be outlined by concrete curb end ��11 be landscaped �n the Final g
Grading Pian". it0appears that ths Will el 6 nate such a number of parking spaces that the
rLemaming number of parking stalls will not be enough to fulfill the zoning code requirements dor
total number of parking spaces required. P�ea�e sh��v what wild end W. ha wi11 not be parkingspaces on Shy. SD - 1 --- Site Develc�pment PIa1. Also pease show cross sec�ic�ns o��he
retaining wails and guardrail at those locations where the steps will be.
Rather than rolling the. curbline up and down so much to fit the building ups and downs, can't
You keep the parking lot on a relaiive.ly even sloped grade and put il�e sta.�r steps on the
individual sidewalks leading up to the individual doorways?
8 -�- UBC Sec. 1103-1.2.9.2 - Apartment Houses, ind�ca�es �%.a� "at Fast Z Percent of the dwelling
units sh�l� be accessible." These "accessible" or "adaptable73 dwellIng units need to be shown
on the site pian, and, of course, need to have the required "accessibly or adaptable" features
shown on the building plans..
9 --- SBC Sec. 1103.2.2 - Accessible Route,, indicates that there needs to be an accessible roue
from the referenced Dwelling units to the accessible Manager's Unit/Student Meeto
n Areas to
the public sidewalk along 5�' South 5�:. T'he faczl�t�es (hand*cap�ed ramps, landings..�ete.necessary to make thzs "Accessible Roue'' operative need to b� shown on theplans..1
�
10 --- On Sht. A-4 of the pians, the,St� A�1zE4 r�t Ramp does not appear to be
the same as that ramp layout shown on the Site Flan. There aPpears to be a 2 to 4 ft. wide strip
of concrete sidewalk around the handicapped ramps shown azo the S�ie Plan. what is the
purpose of these narrow sidewalk areas`? They are too narrow �o be actuary used ,as sidewalk,
i I -m- Sht. A-- I --- Handicapped Uzuis need �o be �den#,�f�ed. R�quzred handicapped features ithese uxi��s need to be shav�t� throughout the reit o����� ��an��
n
1? .-- Sht. A-8, See. B/<�8 &Sec. A/A8
A*4
Sht. A-10,,,'Sec. AIA Q
Sht. A- I I., S ec. A1 -A1 I
The euflding is supposed to be at least V-Ihr. type construction; therefore there needs to b
two layers of 5lS" gYpboard on the bottom of the roo ancr
IP overh ��� -x ��eCel1mg treatment sirru 9walk way.
apaxtments. 01ar to that shown for the ceiling of the third floor on the Inside, of the,
13 ---- Sht. A-7, See. B/A7 & GA7 --- 5/81t
floor/ceiling assemblies between the
details in the later drawings.
gYpboard is -not shown on the bottom of the
I st/2nd and 2ndf�rd .0 floors. It Is shOwn On the larger
� 4 -�- How are you going to take care of ventilating the upper portion of the attic on those,
w
interior units without a cupola or end wall?
E
1 15 1 di'dn't see where attic access Openings are shown anywhere on the third story fan.
1 6 Sht. A,- 1 2, Main level Floor Plan - ManageT S knit A "Fn
stairway landing. g is showil on th, e mam
17 ---. Slit, A.- 1 2 - It is noted that the
"Computer Facilities" and Manager thesecond floor. SOme way these or comparable facilities and serv- S Office CHU 'both on
ices need to be made
available on the first floor where they area "handicapped accesslble.�y
8 -__ Sht.A-13 -The cardinal directions �i.e. East,, Desi, Noah, South} are not shown correctl
on the elevations., y
19 --- Plumbing, electrical, fire alarm, fire sprinkllng system Plans were not include
a.
Thanks for the opportunity to review those portions Of the Plans that were available..
us a copy of the rest of the plans as soon as they, cu- a-vailable.
Very truly�uW,
JOSEPH A. LAIRD, P.E.-
-V
CITY ENGINEER &BUILDING OFFICIAL
Pease ge-t
I—
%dL
January l I , 19 9 9
Mr.. Tay Rice
Sundburg & Associates
1 1 1 East 16'h St.
Idaho Falls, Idaho 83404
REE- City of Joseph Apts.
Dear Jay,
Returned herewith is a copy of the Site Plan for the subs ect development with the Fire Marshall's
comments (Dee Owenswen� Tei 359-30�.0) shown thereon. He i's saying that 2 fire hydrants are
needed and is suggestmg that the mater system be" loop,ed so water is always flowing through it
thereby dim*
inishing the chances of 'it freezing up where it has such shadow cover. We will
need to work vut some type of insulation. cover over the water line to decrease the amount of
rock excavation for the water, line trench.
The Fire Marshall also says he needs a connection t�ra�ugh the 1a�xdscaped median fat the far
South end of the parking lot� ��p�ating the two Parking lots so that there �s a large cnough area
provided for the fire trucks to. be abbe to turn around and get out of the parking 1j%J-,%+.
How ,will the apartment buildings on the east side of the development be prov'ded �w�.-�h vvat�r`?
If the �1� inch line running darn the center of the landscaped stomp is used for both the fire
hydrants and the interior building sprinkling systems, it will need to be an 811 line rater than a 611
linea
I frust you will pais this information on to Harper -Leavitt so they can include it ��� their site plan.
We would like to get a Final Site Pian as Saan a� po�sib�e. 'We also need co
pies of Structural
Plan Sheets 2 & 3. The ones sent to us were so dark they could hardly be read. We would also
appreciate any updates in threst Qf the plans as t[leey are completed.
Very truly fours,
JOSEPH A. LAIRD, P.E.
CITY ENGINEER & BUILDING OFFICIAL
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