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HomeMy WebLinkAboutNORTH FLATS - Filed CS-COMMENT SHEETS - 2007-11-26STAFF PROJECT REVIEW Cite of Port Colline Greg Fisher Date: 6/21/2006 Greg Fisher, Architect 3115 Clyde Street Fort Collins, CO 80524 Staff has reviewed your submittal for NORTH FLATS AT OLD TOWN NORTH PRELIMINARY DESIGN REVIEW, and we offer the following comments: ISSUES: [6/19/061 Answers to your specific questions: 1. Re: squaring up easements: From Engineering: A re -plat is recommended for this project but is not required. A re -plat would be the best way to clean up all of the easements (vacations and new dedications) for your project. Regarding the easement at the south east comer of lot M-17 on Block 3, it is not easily apparent why this comer was rounded. Once routed to each of the utilities, the City will then be aware of any circumstances that would have required it to be round. It is likely that this line was drafted inconsistently and therefore can be squared off like the others. 2. Re: vacating portions of the drainage easements for carports: From Stormwater. The drainage and utility easement on block 7 cannot be vacated since the original design used a very flat alley section that does not carry enough water to contain it in the alley. It would be allowed to have posts in the easements to support the carports but the issue then is that the building department cannot issue a building permit if the structure is in the easement. A modification was discussed, but it is a building permit issue not a drainage issue. The water would flow through a portion of the carport but if that is acceptable to the applicant is can be allowed from a drainage point of view. From Engineering: If all of the utilities involved are satisfied that the construction of the proposed parking structures and overhangs will not interfere with the drainage and maintenance of those utilities, portions of the easement may be vacated to accommodate the columns and overhang of the carports. The minimum set back requirements must also be met or a variance to the LCUASS will need to be approved for a reduced setback. 3. Re: vacating portions of the air space above utility easements for carports: From Engineering: See response to number 2. 4. Re: placing stairways and planters over utility easement From Engineering: The Land Use Code does not permit structures such as stairways or parking structure canopies to encroach into utility or drainage easements. If all of the utilities cannot agree to a vacation of the subject easements for this purpose, an application for modification to the Land Use Code must be submitted for this project and a maintenance agreement with the affected utilities must be approved. Refer to section 3.8.19(7) of the Land Use Code for setback regulations and easements. Without full agreement from all of the utilities having any interest in these easements, the easements cannot be vacated for the purpose of the stairways. If the easements cannot be vacated, you may be able to enter into some sort of formal maintenance agreement with the utilities for those areas beneath the stairways which would allow you to construct them over Page I REVISION COMMENT SHEET Current Planning DATE: November 22, 2006 TO: Engineering PROJECT PLANNER: Anne Aspen # 28-99D Old Town North, North Flats PDP — Type I SECOND ROUND OF REVIEW Please return all comments to the project planner no later than the staff review meeting: November 299 2006 Note -Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape 4is a PROJECT COMMENT SHEET DATE: October 11, 2006 TO: Engineering Pavement PROJECT PLANNER: Anne Aspen #28-991) Old Town North, North Flats PDP — Type I Please return all comments to the project planner no later than the staff review meeting: November 8, 2006 Note -Please identify your redlines for future reference E] No Problems ❑ Problems or concerns (see below, attached, or DMS) Name (please print)c� CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other 6a _Utility _Redline Utility _Landscape Gtv ofof Foy the easements however, this will also require a modification to the Land Use Code under Section 3.8.19(7). S. Re: placing trash enclosures over utility easement: From Engineering: Typically, trash enclosures are allowed to be placed over a utility easement but the City does not encourage this location. A trash enclosure cannot be placed within a drainage easement without approval of the storm water utility regarding the enclosure design. 6. Re: parking requirements: From Current Planning. At the meeting we discussed the issue in more detail and discussed the possibility of using on -street parking on Blondel per code. Between the onstreet parking and the issues on the alley, it may be possible to redesign to avoid needing a modification, or a modification may still be needed. If needed, the hearing officer would be the final decision maker. The modification would need to meet the requirements called out in Section 2.8.2 (H) of the Land Use Code. If a modification is needed, Anne Aspen can work with you further to craft it at that time. It would be wise to invite staff (Anne, Cameron Gloss and Peter Barnes) out on site to do a demonstration of the proposed solution with some large vehicles (large pick-up trucks and SUVs that are common today) as the design is resolved. 7. Re: accessible unit standards: From the Building Department. First, the building department requires a "pre -submittal" meeting prior to submitting for a building permit, during which they will answer not only accessibility questions but construction related questions. Designers and builders alike are raving about this early -on plan review meeting which helps in their overall design. Contact Mike Gebo at 221-6760 to schedule this meeting. Second, whether the project is SF attached (Townhomes) or multi -family (Condo) the accessibility requirements are the same and will apply to any building with 4 or more dwellings under roof per the 1997 Uniform Building Code Section 1103.1.9.3. There is also State law that needs to be addressed, but compliance with the UBC is first required, then the State, as follows: • Per UBC, Buildings with 4 or more dwellings under roof; all ground floor units shall be Type B accessible. 2% shall be Type A accessible when more than 20 dwellings on site. Any attached or assigned parking garages shall be accessible for the accessible dwellings 13 feet wide, with the first garage 16 feet wide for van access with access into the unit from the garage as well as the front door. Looking at all accessible units provided to satisfy UBC will determine if the State is also satisfied. • If however, all UBC exceptions to Section 1103.1.9.3 are used and no accessible units are provided (which is feasible) then only the State law needs to be satisfied. • Under State law with 48 dwellings provided, the designers must satisfy 24 accessibility points. These points can be satisfied by: +6 points per each Type A dwelling unit +5 points per each Type A multi -story dwelling unit +4 points per each Type B dwelling unit +3 points per each Type B multi -story dwelling unit +1 point per each Visitable ground floor dwelling unit. Under any approach, the City has local amendment requirements for providing "accessible functional features" meaning bedroom types, garages, closets, carport, decks or patios etc, shall be provided in a ratio equal to the non -accessible units. Page 2 Department: Current Planning Issue Contact: Anne Aspen Topic: General Number:4 Created:6/19/2006 [6/19/06] We will need to have some sort of official agreement with Monica Sweere to account for the shift in density from somewhere else in Old Town North to this site on file. Number:5 Created:6/19/2006 [6/19/061 The primary concern with this project is parking and the tight alleyways that exist. Carport parking will not need to meet the full setback from the alley that garage parking would, but you will still need to meet the other standards in the Larimer County Urban Area Street Standards (LCUASS) and the Land Use Code (LUC). These require 24 feet between parking stalls for a two way drive aisle. Engineering may allow a variance down to 20 feet. A modification of standards would be required for the Land Use Code requirements and this would need the approval of the hearing officer. The zoning department will require that the posts of the carports be vacated on an exhibit on the plat or by separate document. We'll need to discuss this further as you refine the design. Number:7 Created:6/19/2006 [6/19/061 Standard comments: • The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.00m/ftcollinManduse/begin.htm • This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.15 CCN—Community Comemrcial - North College District. • When developing your plans for submittal, pay particular attention to the following sections of the Code: 0 3.2,1. Landscaping and Tree Protection (you will need street trees and planting beds, etc. to current standards) 0 3.2.2 Access, Circulation and Parking (you will need to provide adequate off- street parking to meet the requirements (on -street parking is available and can be used on Blondel only.) 0 3.2.4 Site Lighting • 1 will have more detailed comments once I have more detailed plans to review. • An exhaustive list of submittal requirements for this type of project is available at http:/tfcgov.com/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at hftp:/tfcgov.com/currentplanning/pdf/pdp.pdf. Not all submittal requirements will apply to this project. Please let me know K you have any questions about the requirements for your submittal. • You will need to set up an appointment to submit your application with Shelby Sommer or Georgiana Deines in Current Planning at 221-6750. Incomplete submittals will not be accepted. • Please note that postage rates have been raised as of January 2006. The fee for the APO labels will now be $.75 per label. Number:8 Created:6/19/2006 [6/19/06] As to what process to review this with, there are a dizzying number of options due to the unique nature of the project. We discussed it at the meeting and can discuss it more if you wish, but it seems as if it would be cleanest, quickest, and quite possibly most cost- effective to do this as a Type I PDP with subdivision plat. You would then have just one process, one hearing officer and one set of fees. Page 3 Departrnent: Engineering Issue Contact: Randy Maizland Topic: Engineering Number 14 Created:6/19/2006 [6/19/061 Larimer County Road Impact Fees as well as City Street Oversizing Fees will apply to this project. Please contact Matt Baker at (970) 224-6108 for an accurate calculation of these fees. Number:15 Created:6/19/2006 [6119/061 A Transportation Impact Study, or update to the previously approved study, may be required for this project. Please contact the City Traffic Engineer, Eric Bracke, at (970) 224-6062 for T.I.S. requirements. Number:16 Created:6/19/2006 [6/19/061 All applicable transportation development review (TDRF) fees will apply. A copy of the fee calculation sheet was provided to you at the preliminary design review meeting. Fees will vary depending on which review process is chosen. Number:17 Created:6119/2006 [6119/06] If the applicant elects not to re -plat the property, all proposed easement vacations and dedications must be submitted as separate documents for review and approval prior to recordation. The easement vacation document review fee is $400 per document, easement dedications are $250 per document. Any proposed right-of-way vacations must be approved by City Council. Number:18 Created:6/19/2006 [6/19/061 Any damaged sidewalk, curb & gutter and pavement within any alley ways adjacent to the project must be repaired or replaced as directed by the Engineering Inspector prior to any clearance for a Certificate of Occupancy. Number:19 Created:6119/2006 [6/19/06] A Development Agreement maybe required with this project. Topic: General Engineering Number..13 Created:6/19/2006 [6/19/061 During the course of discussion at the Preliminary Design Review meeting, it appeared to be the consensus of the City staff and the applicant that the preferred option for development review of this project is a Type I review — Project Development Plan (PDP) consisting of a re -plat of the property and any associated utility plans for the proposed project This option was preferred because it greatly reduced the need for independent submittals to be taken through separate review processes which would lead to more complex coordination issues between the different City divisions and a more lengthy overall review period. Ultimately, the Type I review as a PDP would result in a less complex and faster review as well as the most cost effective alternative. However, the applicant does have the option of the following alternatives: Minor Amendment — The subject parcels may not be re -plated and all new easements and vacations will need to be submitted for review as separate documents. A transfer of dwelling unit density must be approved from another portion of the Overall Development Plan area. Page 4 Major Amendment — A major amendment to the approved plan may submitted for review requiring an administrative hearing process. Separately from the major amendment review process a re -plat of the subject parcels may be submitted for development review and will also require an administrative hearing process prior to approval. A transfer of dwelling unit density must be approved from another portion of the Overall Development Plan area. If you would like more detailed information regarding the minor or major amendment review process, please contact Randy Maiziand in Engineering Development Review at (970) 416- 2292. Department: Stormwater Issue Contact: Glen Schlueter Topic: Stormwater Number:31 Created:6/22/2006 [6/22/06] 1. This site is in the Dry Creek drainage basin. The city-wide new development fee is $3,070.00 /acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. Number:32 Created:6/22/2006 [6/22/06] Onsite detention and water quality treatment have been addressed with the overall Old Town North drainage system. However the applicant will need to verify there is no increase in imperviousness with this change from 4-plexes to 6-plexes. Also the drainage patterns need to be verified. If there is a change in either of these, further analysis and modifications to the drainage system may be needed to address the changes. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Utility Number:1 Created:6/16/2006 [6/16/06] The additional dwelling units will require modifying the electric system at the developer's expense. This is anticipated to be in the $20,000 range. Number:2 Created:6/1612006 [6/16/061 Each dwelling must be individually metered, with the meters located at the ends of the buildings between the paired buildings. Department: PFA Issue Contact: Carie Dann Topic: Fire Number..28 Created:6/20/2006 [6/20/06] WATER SUPPLY: Fire hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Spacing and flow requirements for SFA are 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Number:29 Created:6/20/2006 (6/20/06] ADDRESSING: Unit addressing shall be reviewed and approved by PFA in advance. Also, address numerals shall be visible from the street fronting the property, posted with a minimum of six-inch (6) numerals/letters on a contrasting background. The numerals/unit letters also shall be posted on the rear (alley) side of each unit. Number 30 Created:6/2012006 [6/20/061 SCOOTER SAFETY: Please consider offering operating lessons and approved helmets when providing scooters for residents. Page 5 Department: Transportation Planning Issue Contact: David Averill Topic: zoning Number:12 Created:6/19/2006 [6/19/06] From Transportation Planning's perspective (and at the conceptual level) this project appears to have no major issues, save the reliance on on -street parking and the very real possibility that some of the demand will be pushed off of Blondel Street to the old Narrow Streets that border it (Osiander Cajetan, and Pascal). We will be watching future submittals very closely so as to ensure that the final design and parking distribution is feasible and functional for all residents of the development. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/WW Number:3 Created:6/16/2006 [6/16/06] The curb stops and water meter pits must be in a landscaped area outside of all drives and parking areas. Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number:9 Created:6/19/2006 [6/19/061 The carports and stairways can't encroach over an easement. However, the 'leave overhang" of the carport can encroach up to 2.5' over the easement. Number:10 Created:6/19/2006 [6/19/06] A replat is not required, and the change can be processed as a minor amendment if we receive appropriate documentation from the owner as to where the density transfer is coming from. The applicant can process this as a replat and major amendment if they desire. It would probably be cleaner. Number.11 Created:6/19/2006 [6/19/06] The parking spaces off the alley need to have 24' of backup. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely, Anne H. Aspen City Planner Page 6 PROJECT COMMENT SHEET Current Planning DATE: October 11, 2006 TO: Engineering PROJECT PLANNER: Anne Aspen #28-991) Old Town North, North Flats PDP — Type I Please return all comments to the project planner no later than the staff review meeting: November 8, 2006 Note - Please identify Your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape Project Comments Sheet Selected Departments City of Fort Collinss Department: Engineering Date: November 8, 2006 Project: OLD TOWN NORTH, NORTH FLATS PDP - TYPE I All comments must be received by Anne Aspen in Current Planning, no later than the staff review meeting: November 08, 2006 Note - Please identify your redlines for future reference Issue Contact: Randy Maiziand Topic: Engineering - Utility Plans Created: 10/27/2006 Number: 8 [10127106] Borders are cut off on several sheets of the Plat and Utility Plans. Please make sure that borders and text are not cut off on the final plans. Number: 9 Created: 10/27/2006 [10127/061 Cover Sheet: Please add a secondary benchmark to the plans in to comply with LCUASS Appendix E standards. Number: 10 Created: 10/27/2006 [10/27/06] Add the Geotechnical Engineers information to the cover sheet with a reference to the approved soils report. Number: 11 Created: 10/2712006 [10/27/061 Please list approved LUC modifications and variance requests on sheet 2 of the Utility Plans. General Note No. 48. Reference the approval by XCEL Energy for the removable stairways. Number: 12 Created: 10/27/2006 [10/27/061 Clearly show and label the drive aisle width of 23 feet for the alleys and dimension one typical parking stall width of 9 feet on the Horizontal Control Plan. Number: 13 Created: 10/27/2006 [10/27/061 Provide additional elevations at building corners and parking areas to verify positive drainage. Number: 14 Created: 10/27/2006 '( to 6G� Signature CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat )C Site Drainage Report Other. Utility = Redline Utility Landscape Page 1 •.. [10/27/06] Please label proposed concrete drainage pans and provide a detail. Number: 15 Created: 10/27/2006 [10/27106] All landscaped areas, hardscaped areas and roof top drainage shall be conveyed to the street gutter. No concentrated surface drainage shall be conveyed over sidewalks. Please provide area drain inlets and a curb drain or sidewalk chase to carry this water to the gutter. Provide a standard detail for any curb drains or sidewalk chase. Number: 16 Created: 10/27/2006 [10/27/061 Please label the 17 foot drainage easement and show the carport columns on the grading plan. Number: 17 Created: 10/27/2006 [10/27/06] Please show the approximate limits of any street cuts required for utility service connections. Add the standard street cut note, provided with the redlines. Number: 18 Created: 10/27/2006 [10/27/061 Clearly show all proposed removable stairways on the Overall Utility Plan sheet and label as — Removable stairways for utility maintenance purposes. Add a reference note on the Overall Utility Plan sheet regarding the maintenance agreement with Xcel for removable stairways. Number: 19 Created: 10/27/2006 [10/27/061 Clearly label all utility easements on the Overall Utility Plan sheet. Number: 20 Created: 10/27/2006 [10/27/061 Regarding the LUC modification request for a 23 foot wide drive aisle, this drive aisle is located in the alley way which is dedicated right-of-way. Because this is dedicated ROW. City staff feels that this should be addressed by a variance request to the requirements of Figure 19-7 of the Larimer County Urban Area Street Standards (LCUASS) rather than a modification request to the Land Use Code. Please submit a formal variance request stamped by a CO licensed engineer for the reduced travel lane width stating justification. Prior to approval of the variance request, the City would like to accept your offer to provide a field demonstration to show that the proposed travel lane width and parking stall dimensions will be sufficient to easily park a full size vehicle. Please contact Randy Maizland at (970) 416-2292 to schedule this field demonstration. Number: 21 Created: 10/27/2006 [10127/061 Provide a letter of approval from XCEL energy for the placement of trash enclosure wall over the gas mains in the utility easements. See redlines for clarification. Topic: Technical Services - Survey Created: 11/7/2006 Number: 23 [11/7/06] Add a note to the Plat - vacating existing easements and rededicating new ones as shown. Number: 24 Created: 11/7/2006 [11/7/06] Label the CONTEXT MAP on sheet 1. Plat looks good overall. Page 2