HomeMy WebLinkAboutOLD TOWN NORTH SUNTERRACE TOWNHOMES - MAJOR AMEND./REPLAT - 16-09 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWE. ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property,
and posted with a minimum six-inch high numerals on a contrasting
background. (Bronze numerals on brown brick are not acceptable).
PLEASE NOTE: While not a requirement, it would be extremely helpful to
emergency services and the general public if the addresses were mounted
on both the front and rear of the structures. (2006 International Fire Code
505.1) For further information, please contact Carle Dann, 219-5337.
Response: We agree with the address numeral requiement and will comply.
9. The change of the type of townhomes will have little effect on the existing
electric system. There could be some minor system modifications
charges for adding some new service lines.
Response: Acknowledged.
10. Light and Power has existing primary and vaults along the south side of
Osiander St. If the road is widened on the north side, there will be a
systems modification cost for a primary vault at 302 Osiander St. and the
system west of Blondel St. If the south side of the road is widened seven
primary vaults, all of the primary and secondary cable and several
secondary vaults and streetlights will need to be replaced and relocated at
the owner's expense. For further information, please contact Alan Rutz,
221-6700.
The Osiander Street Section will be widened on the north side with this replat from
approximately Units M-18 to M-25 east to Redwood Street (Baum Street to
Redwood Street). There will be no widening of Osiander on the south side. See
Osiander Street Plan and Profile Sheet for the limits of the wider section and the
Master Improvements Plan for the limits of the reconstruction of a portion of
existing Osiander Street.
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feet to the building, on 800-foot centers thereafter; residential outside
Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with
automatic fire sprinkler systems. (2006 International Fire Code 508.1 and
Appendix B.)
Existing fire hydrants service the proposed lots and are well within the 400 feet
requirement. See Master Utility Plan and its legend for existing fire hydrant
locations.
B. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with
Section 903.3 shall be provided throughout all buildings with a Group R
(Residential) fire area. (Exceptions: Detached one- and two-family
dwellings and multiple single-family dwellings (townhomes) not more than
three stones above grade plane in height with a separate means of
egress.) (2006 International Fire Code 903.2.7 and 2006 International
Building Code 101.2.)
Response: Proposed townhouse design does not exceed two stories in height and
maintains a seperate means of egress for each unit. Therefore fire sprinklers are not
required per these codes.
C. BUILDING AREA
The proposed building exceeds 5,000 square feet for Type V construction
and shall be fire contained or fire sprinklered. PLEASE NOTE: This
comment likely will not apply based on the information provided by the
applicant, but I included it for reference. (2006 International Fire Code
New Table 903.1 and Section 702).
Response: Proposed townhouse units are a maximum of 1,313sf two-story units
seperated by a 1hr. rated firewall containing 2 layers of 5/8" type X drywall each side.
Therefore fire sprinklers are not required per these codes.
D. KEY BOXES REQUIRED
Poudre Fire Authority requires a key box ("Knox Box") to be mounted in
approved location(s) on every new building equippedwith a required fire -
sprinkler system or fire -alarm system. 2006 International Fire Code 506.1;
PFA BUREAU POLICY 88-20
Response: Knox Box would not be required in this instance as fire sprinklers or
alarms are not included.
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the billings. Provide a copy of the HOA documents during the PDP
process.
Acknowledged. Water services will be provided similar to the original Old Town
North project. A copy of the HOA documents will be provided during the PDP
process.
D. Water or sewer services not used must be abandoned at the main. In
addition, the method of providing services must be consistent (i.e. all
individual services to individual units or all one service to each 4 or 6 unit
building).
Existing water services not used will be abandoned at the main. Block 7 (single-
family attached units M-18 to M-25) is serviced by existing water and sewer
services, one service to each 4-unit building. Block 9 Single -Family Attached
Units M-25 to M-32 (Originally Platted as Single Family Attached) are serviced
by existing water and sewer services, one service to each 4 Unit Building. Block 9
Single -Family Attached Units 13-24 are provided sewer service individually at
Alley L. These Lots were originally platted as Single Family detached and 5
existing services are usefuL One Water Service to each 6 Unit Building will be
provided. Water services not used at Cajetan Street will be abandoned at the main.
Block 9 Single -Family Attached Units 1-12 are provided sewer service
individually at Alley L. These Lots were originally platted as Single Family
detached and 6 existing services are useful. One Water Service to each 6 Unit
Building will be provided. Two existing Services at the northwest Comer of the
Site will be abandoned with the Osiander Street Re -Construct. See Master Utility
Plan for Existing and Proposed Services and Water Services to be abandoned at
the Main. See Master Improvements Plan for limits of Osiander Street Re -
Construct.
E. Development fees and water rights due at building permit. For further
information, please contact Roger Buffington, 221-6700.
.Acknowledged.
8. The following comments are from the Poudre Fire Authority:
A. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water
district having jurisdiction and the Fire Department. Hydrant spacing and
water flow must meet minimum requirements based on type of occupancy.
Minimum flow and spacing requirements include: Commercial, 1,500 gpm
at 20 psi residual pressure, spaced not further than 300 feet to the
building, on 600-foot centers thereafter; residential within Urban Growth
Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400
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Acknowledged: Onsite detention with a 2-year historic release rate at 0.2 cfs/acre
for water quantity has been provided. We are not detaining in a Parking area. See
Final Drainage, Sediment / Erosion Control, and Stormwater Quality Report and
Final Utility Plans submitted with this application.
I. Water quality treatment is required as described in the Urban Storm
Drainage Criteria Manual, Volume 3 — Best Management Practices
(BMPs). The use of any of the BMPs is encouraged.
Acknowledged: Water quality treatment is being provided as described in the
Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices
(BMPs). See Final Drainage, Sediment / Erosion Control, and Stormwater Quality
Report and Final Utility Plans submitted with this application.
M. The design of this site must conform to the drainage basin design of the
Dry Creek Master Drainage Plan as well the City's Design Criteria and
Construction standards.
The design of this site conforms to the drainage basin design of the Dry Creek
Master Drainage Plan as well the City's Design Criteria and Construction
standards. See Final Drainage, Sediment / Erosion Control, and Stormwater
Quality Report and Final Utility Plans submitted with this application.
n. 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. For
further information, please contact Glen Schlueter, 221-6700.
Acknowledged.
7. Water and Wastewater comments are as follows:
A. Existing mains: As shown in the Old Town North approved utility plans.
Acknowledged.
B. The section of 8-inch water main near the east end of Osiander must be
completed north of the proposed townhome lots.
Acknowledged: The section of 8-inch water main near the east end of Osiander
will be completed north of the proposed townhome lots with this project. See the
Master Utility Plan with the Final Utility Plans submitted with this application.
C. A single water service to a building containing multiple single family
attached units is allowed providing there is an HOA that is responsible for
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h. Regarding the Dry Creek Floodplain, it has been remapped and is
available online or from the Stormwater Utility. The NECCO (Northeast
College Corridor Outfall) project is over 90% designed but construction of
the outfall is not funded. The intent of the NECCO studies and design
work is to provide guidance; however, the actual construction to facilitate
development is not normally funded by the City. If regional improvements
are involved, the Utility does take opportunities to cost share with
developers if the funds are available. Stormwater projects are prioritized
by City Council and are primarily projects that remove citizens from
flooding.
Acknowledged.
Regarding interim drainage at northeast comer of site, Stormwater has not
heard of any recent plans by the developer to construct any interim
drainage improvements.
A detention pond design has been provided at the northeast comer of the Old
Town North site on Block 6 that will be considered a permanent drainage
improvement due to lack of availability of Dry Creek storm drainage
improvements. Discussions with the Stormwater Utility has resulted in the option
of providing an absorption field type outfall. Design for this type of outfall has
been provided by our firm in the past and we are well acquainted with the design
parameters required for a well -functioning system The detention pond absorption
outfall is designed based on the following:
• A conservative assumed percolation rate of 15 minutes per inch (converted to
cubic feet per second) for the existing sand and gravel layer. The percolation
rate is most likely between 3 and 5 minutes per inch based on previous
experience with percolation tests for similar materials.
An allowable release rate of 0.20 cfs per acre for the contributing area for
developed conditions for the Sunterrace Townhomes and future Block 6
development (assumed for apartments).
j. A drainage and erosion control report and construction plans are required
and must be prepared by a Professional Engineer registered in Colorado.
Acknowledged. A Final Drainage, Sediment / Erosion Control, and Stormwater
Quality Report and Final Utility Plans prepared by a Professional Engineer
registered in Colorado have been submitted with this application.
k. 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. In the Dry Creek basin the 2-year historic
release rate is 0.2 cfs/acre.
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B. There are no restrictions on the construction of townhomes in the Poudre
500-year floodplain.
Acknowledged.
C. Critical facilities may not be constructed in the Poudre 500-year
floodplain. Any change of use of structure or property in a 500-year
floodplain may not result in a new critical facility.
Acknowledged.
D. These comments only apply to the Old Town North property east of
Jerome Street.
Acknowledged.
E. The floodplain administrator for this basin is Marsha Hilmes-Robinson
(224-6036).
Acknowledged.
f. In response to the discussion item, the status of East Vine Drive is that the
design is 30% complete. For more information please contact the project
manager with the Engineering Department, Rick Richter (221-6798).
Acknowledged.
g. Regarding the Greeley Water line status, dewatering wells are currently
being installed, and the schedule is to cross the Lake Canal before April
15`". The City does not approve the construction plans. Please contact
the project engineer, Daniel Rice with Boyle/AECOM at (303) 978-3443 for
more information.
Acknowledged. We have received plans from Greeley's engineer, Boyle
Engineering.
J. Any other improvements needed to accommodate the site will need to
be designed and constructed as part of this project.
Acknowledged.
K. All documents associated with the replat(s) shall have the same name
as the replat.
All final approved documents will have the same name as the replat.
L. Street cut fees shall apply to any streets needing to be cut. The fee is
tripled for any streets less than 5 years old.
Acknowledged.
M. A Development Construction Permit (DCP) will need to be obtained
prior to starting any work on the site.
Acknowledged.
N. A utility coordination can be scheduled if needed. Utility coordination
meetings are typically scheduled after the preliminary submittal of the
project, but can be scheduled prior to submittal upon request, provided
that a site plan with preliminary utility layout is provided for routing with
the meeting notice. If you are interested in having a utility coordination
meeting please contact the development review engineer to have a
meeting scheduled. For further information, please contact Sheri
Langenberger, 221-6505.
A Utility coordination meeting will be scheduled after the first round of review of
this submittal.
6. Stormwater Comments are as follows:
A. Most of this site was removed from the floodplain by the Dry Creek
Project. Some areas still remain in the Cache La Poudre River 500-year
floodplain, and must meet applicable requirements of Chapter 10 of City
Code.
Acknowledged.
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E. Any public improvements must be designed and built in accordance
with the Larimer County Urban Area Street Standards (LCUASS).\
Acknow led-ed.
F. This project is responsible for dedicating any right-of-way and
easements that are necessary for this project. Known dedications are:
Osiander (for the widening).
Acknowledged. Osiander Street right-of-way has been widened from 45' to 51' as
directed to meet the City of Fort Collins residential local typical section. See Typical
Sections Sheet and Osiander Street Plan and Profile Sheet.
G. Utility plans will be needed for this project. A development agreement
will be done with this project and an amendment to the existing
development agreement will need to be done for the area within the
new plat.
Acknowledged: Utility plans for this project have been submitted with this
application.
H. Osiander Street will need to be designed and rebuilt with this project
(widened out to accommodate the wider section.)
Osiander Street adjacent to Block 9 has been re -designed to accommodate the
City of Fort Collins residential local typical section. Please note that a majority of
this portion of Osiander Street was not installed with initial Old Town North
Construction. A portion of existing Osiander Street will be rebuilt to
accommodate the wider section at the intersection of Osiander Street and Baum
Street. See Osiander Street Plan and Profile Sheet for the limits of this wider
section and the Master Improvements Plan for the limits of the Osiander Street
reconstruction.
Redwood Street will also need to be constructed along the frontage of
the property to be developed. Since the overall property line is not too
far north of the intersection, the developer should consider improving
Redwood to the overall property line and then all obligations regarding
Redwood Street would be fulfilled.
Redwood Street will be constructed along the frontage of the property to be
developed (to the intersection with Osiander Street). Our preference would be to
construct Redwood Street to the north boundary of Old Town North. However,
due to the new defined limits of the existing Dry Creek Floodway, and potential
conflicts with Stormwater Utility policy regarding floodways, Redwood is
currently designed to stay out of the Dry Creek floodway. Refer to Redwood
Street Plan and Profile sheet for limits of Redwood Street construction.
3. The narrative mentions widening Osiander to 30' to accommodate
parking for the dwellings. Since the lots on the south side of Osiander
are detached single-family dwellings, any street parking on Osiander
does not count towards meeting the minimum number of parking
spaces required as per 3.2.2(K)(1)(b).
4. For the easterly westerly portion, a replat will not be required. For the
westerly easterly portion, a replat will be required.
A replat is provided for the easterly portion
This project will consist of Replatting Blocks 6 & 9, Old Town North and a
Portion of Tract E Replat of Evergreen Park. The main purpose of the replat is
to redefine Block 9 lots (originally single family detached) to accommodate 6-
plex attached units. The widening of Osiander Street to the north results in the
requirement for replatting Block 6.
5. Comments from Engineering are as follows:
A. Larimer County Road Impact Fees and Street Oversizing Fees are due
with the building permit application. Please contact Matt Baker at 221-
6108 if you have any questions regarding these fees.
Acknowledged.
B. Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees please see the
development review bullet under www.fcgov.com/engineering/.
Noted.
C. Any damaged curb, gutter or 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.
D. Please contact Joe Olson, 224-6062, and Transportation Planning to
schedule a scoping meeting and determine if a traffic study is needed
for this project.
On 03/03/2009 Shear Engineering Corporation sent the original traffic study for Old
Town North prepared by LSC Transportation Consultants, Inc. (Leigh, Scott &
Cleary, Inc.) to Matt Wempe (Transportation Planning) for his review and comment.
We received an e-mail from Mr. Wempe on 03/27/2009 indicating that he did not feel
a traffic study or a Pedestrian LOS worksheet was necessary.
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April 8, 2009 written response to March 2, 2009 comments
Planning
ITEM: Old Town North — Sunterrace Townhomes
MEETING DATE: March 2, 2009
APPLICANT: Ms. Monica Sweere, Sunterrace Townhomes, LLC,
749 Jerome Street, Fort Collins, CO 80524 c/o Mr.
Brian Shear, Shear Engineering Corporation, 4836
South College Avenue, Suite 12, Fort Collins, CO
80525.
LAND USE DATA: This is a request to amend the approved Final Plan
for Old Town North to introduce a 56-unit townhome project. The primary
change from previous land use approvals will be the placement of four 6-plex
units in the portion of block 9 that is currently platted for single family lots. The
other lots noted, (Block 2, Block 7 and a portion of Block 9) are proposed for 4-
plex units. These were originally 4-plex lots, however the new proposed 4-plex
units would be different than previously approved and the additional parking will
be removed. The two areas affected are located in the northern portion of Old
Town North.
COMMENTS:
1. The property is zoned C-C-N, Community Commercial — North College.
Since the number of total dwelling units is increasing by more than one
percent, an Administrative (Type One) review will be required. Please
note that the proposed housing type will be considered zero -lot line
attached single family (each unit will be on its own lot). Please note as
such on application and site plan.
Housing type added to plans and application.
2. The minimum required number of parking spaces for single-family
attached and multi -family is based on number of bedrooms per unit. 1
bdr = 1.5 spaces, 2 bdr = 1.75 spaces, 3 bdr = 2 spaces.
Noted.
N