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HomeMy WebLinkAboutAPPLEBLOSSOM - 712 W. LAUREL ST. - PDP - 22-10 - CORRESPONDENCE - (5)The site has been designed to utilize the existing flowline in Laurel Street as the project's outfall. F. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Acknowledged. G. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area over 350 sq.-ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Acknowledged. For further information, please contact Basil Hamdan, 221-6700. 11. The following comments are from Water/Wastewater: A. Existing mains: 8-inch water main and 8-inch sanitary sewer in Laurel; 8- inch sewer in N/S alley approximately 200 feet north of Laurel. The existing water service to 712 W. Laurel St. will be re -used for the duplex, and a new water connection will be made in the parkway to provide service to the triplex. The existing sanitary sewer service to Laurel St. will be abandoned at the main using trenchless methods, and a new sewer main extension will be brought down the alley to serve the project. B. Each building must have separate water and sewer services connecting to the City mains. Acknowledged. C. Development fees and water rights will be due at building permit. Credit will be given for the existing single family residence on the lot. Acknowledged. For further information, please contact Roger Buffington, 221-6700. compliance with Section 3.4.7 of the Land Use Code, Historic and Cultural Resources. Staff will provides its recommendation to the Decision Maker, who determines compliance or non-compliance with the code. Historic Preservation staff is always willing to meet with applicants, to discuss requirements and design alternatives. Please contact Karen McWilliams, kmcwilliamsafcgov.com, or 970-224-6078, to arrange a meeting. The subject property has been deemed not individually eligible for landmark designation. 10. The following comments are from Stormwater: A. In the Old Town drainage basin, a drainage and erosion control report and construction plans are required if there is an increase in impervious area greater than 5000 square feet. These must be prepared by a Professional Engineer registered in Colorado. There may be Low Impact Development (LID) methods that could be used to reduce the new impervious to less than 5,000 square feet. LID methods have indeed been employed to limit the new impervious area to less than 5,000 square feet. A letter prepared by a Professional Engineer registered in Colorado has been provided to document the pre - and post -development impervious areas. B. If there is an increase in impervious area greater than 5000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 5000 but more than 350 square feet of new impervious area, a site grading plan is all that is required. N/A C. On site water quality treatment is encouraged even though this site drains to the Udall Natural Area where there is regional water quality treatment. This project will go above and beyond the minimal requirements for stormwater management. A permeable paver system will be employed, not only to limit the increase in total impervious area, but also to help cleanse and treat runoff prior to leaving the site. A depressed rain garden adjacent to the Laurel Street ROW will also provide additional water quality treatment and encourage on -site infiltration. While not required, other opportunities may be explored during the Final Plan phase. D. A landscape buffer strip located between the parking area and the alley is suggested to minimize the amount of runoff exiting the site. This would provide a small detention volume and would additionally provide some onsite water quality treatment. The project has been designed to minimize the amount of runoff exiting the site. E. If there is a need for an outfall at a lower elevation than the street or alley, the closest storm sewer system is at the corner of Loomis and Laurel. 3 alley ROW unless the utility providers are acceptable without. A utility coordination might be beneficial to determine this. Existing ROW along Laurel is assumed to be sufficient at this time. It's possible that the alley and Laurel are sufficient without additional utility easements. As such, we will wait to prepare any utility easements until after the Utility Coordination Meeting is held. F. Utility plans will be needed for this project. Also a development agreement will be done with this project. And a Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Acknowledged. G. A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. Depending on whether any existing overhead lines exist on the property, the undergrounding of utilities (or providing conduit for future undergrounding) should be discussed. This Project Development Plan application serves as our request to schedule a Utility Coordination Meeting at the earliest possible convenience. The Development Review Engineer may contact the Applicant's civil engineer to facilitate the meeting. H. Utility tie-ins out onto Laurel Street will require a street cut permit and street cut penalty fees would be assessed based upon the current age of the street being less than 5 years from rehab work. Street patches will need to be at half or a full lane width for vehicles and the full lane width for the bike lane. No street cuts are proposed in Laurel Street. All utility work will be outside of currently paved streets. For further information, please contact Marc Virata, 221-6605. 9. As this project has the potential to affect buildings or structures 50 years old or older, the first step is an evaluation of landmark eligibility of the buildings/structures on the subject property, and on the properties adjacent to the subject property. This review (often referred to as Demolition/Alteration Review) requires good photographs showing each elevation of each building and structure, as well as any close-ups that can indicate alterations and changes that have occurred. This initial review takes no longer than two weeks, once the photographs have been received by the Historic Preservation Office. A sheet explaining the process is attached. If the building is found to not be Individually Eligible for Landmark designation then there is no further historic preservation review. If, instead, the building(s) are determined to be Individually Eligible, then the plans are reviewed by Historic Preservation staff for 5 feet to the building. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems which are not required as long as there are no more than two units per building. PLEASE NOTE: The closest fire hydrant is located at the comer of Loomis Avenue and Laurel Street. Acknowledged. The existing hydrant at the northwest corner of Loomis and Laurel is assumed to provide sufficient fire protection at this time. B. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). For further information, please contact Carie Dann, 219-6134. 8. The following comments are from Engineering: A. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Acknowledged. Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see hftp://www.fcqov.com/engineering/dev-review.php We have included TDR fees with the submittal documents. B. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Acknowledged. C. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study is needed for this project. Based on email correspondence last May with Ward Stanford and Jennifer Petrick, no vehicular or ped/bike TIS will be required. D. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). The alley abutting the property would need to be designed and improved along the frontage. Acknowledged. E. The project may need to dedicate right-of-way (ROW) along Laurel depending on whether 102' of ROW exists along the frontage. A 15' utility easement behind the ROW would be required unless the utility providers are fine without. Likewise an 8' utility easement is required behind the 18 The buildings are now configured as a duplex and a triplex and meet the setback standards. There is a plat with this PDP submittal to create two lots. The plat will subdivide one 53' wide lot for the triplex and one 42' wide lot for the duplex in order for each structure to meet the minimum lot widths. 3. Please note that the existing Siberian Elms is not valuable specie and may be removed without mitigation. The Maple, however, may be considered significant and require mitigation. Please contact Tim Buchanan, City Forester, 221-6361, to determine the significance of this tree and the extent, if any, of any mitigation should be the tree be removed. Current plans show the existing maple tree remaining; however, we will meet on -site with the City Forester to perform an assessment of the existing trees and landscaping. Existing electric facilities are in the alley. Any modification or relocation to the existing electric facilities will be at the owner's expense. Electric Capacity Fee and Building Site Charges will apply along with any System Modification charges necessary. Owner will get credit for the existing single-family residence. Owner will need to provide Light & Power with an easement to set a pad mount transformer. Owner will need to gang the meters on each duplex. Owner may need to provide easement for the electric service to the east duplex. For further information, please contact Rob Irish, 221-6700. A pad mounted transformer is not expected at this time. Utility easements will be platted along all perimeters. A Utility Coordination Meeting will be scheduled after PDP submittal to coordinate the needs of all service providers. In particular, we'll want to discuss burial of existing overhead lines and continuation of service to adjacent properties. 5. A three -bedroom unit will require 2.0 spaces per unit. Therefore, this project will require eight spaces. Since seven are indicated, a Modification of Standard will be required. This is no longer applicable since this project is in the TOD Overlay District. 11 off-street parking spaces are included. 6. New easements may be required for telephone and cable television. If it is necessary, phone and cable can go joint -trench along with electric subject to a coordination fee. All necessary easements will be shown on the Subdivision Plat. The following comments are from Poudre Fire Authority: A. WATER SUPPLY Fire hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include 1,000 gpm at 20 psi residual pressure, spaced not further than 400 ITEM: 712 West Laurel Street — Two Duplexes MEETING DATE: September21, 2009 APPLICANT: Mark Goldrich and Prue Kaley, 1212 Clark Street Fort Collins, CO 80524, c/o Bruce Froseth, Kreul Froseth Architects, 524 Spring Canyon Court, Fort Collins, CO 80525. LAND USE DATA: This is a request to demolish an existing house and re -develop the lot for two duplexes (four new dwelling units) at 712 West Laurel Street. Each unit would be 1,218 square feet and feature three bedrooms. The site is 12,540 square feet or .29 acre in size. Seven parking spaces would be provided on the rear portion of the lot with access gained only from the existing alley. COMMENTS: The property is zoned N-C-M, Neighborhood Conservation Medium Density. The proposed use, two-family dwellings, is permitted subject to review by the Planning and Zoning Board. Therefore, a neighborhood information meeting will be required. The maximum floor -to -area ratio in the rear 50% of a lot in the NCM is .33 per Section 4.8(D)(5). A neighborhood meeting was held August 30, 2010. The site does meet all of the FAR requirements — see Planning Objectives for details. 2. Attached single-family isn't a permitted use in the zone, so the units can't be on fee simple lots. If they are to be sold, then they will need to be sold as condos. The minimum side yard setback is 5' as long as the wall height along the lot line doesn't exceed 18'. The setback increases by 1' for every 2' or fraction thereof of wall height above 18'. The elevation drawings show that the 2nd floor overhangs the side walls of the 1 st floor. This is not allowed per Sec. 4.8(F)(1)(d). The overall lot area to floor area ratio of 2 to 1 is complied with.