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HomeMy WebLinkAboutFREY STREET COTTAGES SUBDIVISION - PDP - 17-06 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW0 0 Stewart and Associates Response:. Acknowledged. Light and Power Contact Info: Alan Rutz, 224-6153, arutz@fcgov.com 1. A Utility Coordination will be needed to coordinate the various utilities on this tight site to maintain required separation distances. Electric must be separated 10 feet from water and sewer and 5 feet from gas. Light and power will likely need a blanket easement to bring services in. Services can be accessed off of either Laporte or Frey but not along the ditch. Stewart and Associates Response: We propose a meeting after more formal drawings are done. 2. There is an existing street light on Laporte on your frontage. There is also an existing vault on Frey. Be sure to locate these on your site and utility plans. If these existing fixtures need to be moved, the developer will be financially responsible. Stewart and Associates Response:. Acknowledged 3. Normal Development Fees will apply. Stewart and Associates Response: Acknowledged Advance Planning (not present at meeting) Contact Info: Karen McWilliams, 224-6078, kmcwilliams@fcgov.com (Historic Preservation) and Ken Waldo, 221-6753, kwaido@fcgov.com (Project Planner on neighborhood rezoning) 1. The building at 1707 is over 50 years old. The current owner went through the demolalt review process in 1998 and at that time the building was found ineligible for designation. This determination is unlikely to change, but since so much time has passed since the review, updated photos are required for all sides of any buildings and structures on the property. Stewart and Associates Response: Building is not to be saved. 2. The property is included in a resident -initiated rezoning. If this project is formally submitted prior to the rezoning being approved by the City Council (expected approval date is May), then the project would be reviewed according to the regulations of the LMN District. If this project is submitted after Council approves the rezoning, the zoning will change to the NCL-Neighborhood Conservation -Low Density District and the project would, thus, need to be reviewed according to the regulations of the NCL District Stewart and Associates Response Probably NCL N. 0 3. Onsite detention is required with a 2-year historic release rate for water quantity. Extended detention is required for water quality treatment. These are required if there is an increase in imperviousness greater than 1000 square feet If there is less than 1000 but more than 350 square feet of new imperviousness a site grading plan is all that is required. Stewart and Associates Response: Acknowledged and done. 4. The Ladmer County Canal No.2 Irrigating Company will need to approve the construction plans and approve any drainage outfalls into their ditch. The Superintendent is John Moen (970)482-3309 and the Attorney is Gene Fischer (970)482-4710. Stewart and Associates Response. We have talked with the ditch company and will ask for their approval. 5. This site has historically drained into the Larimer No. 2 ditch and the Stormwater Utility has constructed improvements on the ditch and Sheldon Lake to allow discharge into the ditch. However any drainage outfalls into the ditch should be at the top of the existing bank since the diversion of water out of the ditch and into Sheldon Lake backs up water in the ditch to the north side of LaPorte Ave. Stewart and Associates Response. Per our discussion / am outletting at the ditch high water line which is 2-feet below the top of the ditch. 6. The drainage of Frey Avenue could be piped east to the Larimer No. 2 ditch or there is an inlet at Bryan and Richards Place along the Larimer No. 2 ditch that may be an altemative outfall instead of the ditch. If it is piped to the ditch the backing up of water from the ditch would have to be analyzed and there would probably need to be a variance to street ponding criteria. This may be a situation where the Frey Ave. drainage can be improved but cannot meet all criteria. Stewart and Associates Response: Off/ste flows and Frey Avenue are being piped to the ditch. Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffrngton@fcgov.com (not present at meeting) 1. Existing mains: 6-inch water and 8-inch sewer in Frey; 8-inch sewer in an easement on the south part of the property. Stewart and Associates Response. Created sewer easement on property 27-feet wide per our telephone conversation. 2. An easement 15 feet each side of the sewer (30 feet total) will be required on this site. The house on the south lot fronting on Frey will need to be moved north. Perhaps the drive could be shifted to the south edge of the property to coincide with the sewer easement. Stewart and Associates Response: Acknowledged above. Development fees and water rights will be due at building permit. 7 0 3. Access to a fire hydrant capable of providing 1500gpm at 20psi is required. A hydrant exists across the street. Please verify with Cade or Roger in Water/Wastewater (contact info below) that the existing hydrant is sufficient. Stewart and Associates Response: Acknowledged Transportation Planning Contact Info: Dave Averill, 416-2643, daverill@fcgov.com 1. Laporte is designated as a collector with parking in this area. The sidewalk on Laporte needs to be detached and 5 feet wide. Stewart and Associates Response:. No construction or design proposed for Laporte Ave. 2. The sidewalk on Frey needs to be detached and 4 % feet wide. Stewart and Associates Response: Acknowledged 3. Lot 5 needs a connecting walkway to either Frey Ave or Laporte Ave. Stewart and Associates Response: Acknowledged and shown on our plan. 4. Use directional ramps at the comer of Laporte and Frey Avenues. Stewart and Associates Response. Acknowledged and done. Natural Resources Contact Info: Doug Moore, 224-6143, dmoore@fcgov.com 1. Please contact Doug to arrange a site visit to determine if an Ecological Characterization Study and wetland delineation will be required and to discuss issues and options related to the Natural Habitats and Features Buffer Zone Standards. 2. A 50-foot buffer wildlife movement corridor may be required of this project. If so, Fort Collins native plant material may be required to revegetate the buffer zone. This buffer distance may be flexible (to be determined after review of the Ecological Characterization Study); we can discuss these details at our meeting on site. Stewart and Associates Response: Requesting a variance to 25 foot wide buffer. Stormwater Contact Info: Glen Schlueter, 221-6065, gschlueter@fcgov.com 1. This site is in the Canal Importation 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. Stewart and Associates Response: Acknowledged 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Stewosrt and Asaociates Responso: Submitted. 0 Stewart and Associates Response: Acknowledged Changes to the private drive standards of the Land Use Code have just been made. There may be additional comments about the private drive once the new section is in effect. Stewart and Associates Response Acknowledged 8. Utility plans, a development agreement (DA) a development construction permit (DCP) and a plat will need to be prepared for this project. Stewart and Associates Response., Utility Plans are being submitted. 9. Any public improvements must be made according to Larimer County Urban Area Street Standards. Stewart and Associates Response: Acknowledged 10. A utility coordination meeting is suggested for this project prior to formal submittal. A design scoping and/or extent meeting is also suggested. Contact Susan to schedule. Stewart and Associates Response. We want to submit a plan to scale and then meet with utilities for comments. 11. Any damaged sidewalk, gutter or curb will need to be repaired or replaced. Stewart and Associates Response:, Acknowledged 12. Any existing overhead utility lines must be undergrounded. Stewart and Associates Response: Mides to be underground. 13. The ditch company will need to review and sign the plat, utility easement and landscape plan. Stewart and Associates Response: Ditch Company will review our plans but will not be required to sign plat They will sign utility drawing. Poudre Fire Authority Contact Info: Carie Dann, 416-2869, cdann@ poudre-fire.org 1. Addressing must be visible from Frey Avenue. There should be one numeric address on Frey with letter addresses for each of the buildings (A-E) in a clockwise fashion, beginning with the first building on the left (north) as you turn off Frey. Stewart and Associates Response Acknowledged Sprinklers are required if there is no acceptable fire access to the unit. This applies to Lot #5. Stewart and Associates.Response:',Acluwwledged 5 0 Stewart and Associates Response. The listis exhaustive alright - why? 8. You will need to set up an appointment to submit your application with Tara Leman in Current Planning at 221-6750. Incomplete submittals will not be accepted. Stewart and Associates Response: Acknowledged 9. Please note that postage rates have been raised as of January 2006. The fee for the APO labels will now be $.75 per label. Stewart and Associates Response: Acknowledged Engineering Contact Info: Susan Joy, 221-6605, sjoy@fcgov.com 1. Larimer County Road Impact Fees and a City Street Oversizing will apply. The applicant may contact Matt Baker at (970) 224-6108 for an estimate of the fees. Stewart and Associates Response. Acknowledged 2. The City's new Transportation Development Review Fee will apply to this project. Stewart and Associates Response: Acknowledged 3. A Transportation Impact Study will need to be submitted for this project. The applicant will need to contact Eric Bracke at (970) 224-6062 for a scoping meeting. Applicant should also contact Transportation Planning (see below) for information on what non - vehicular modes of transportation should be included in the TIS. Stewart and Associates Response: A study has been completed. 4. Right-of-way for streets and utility easements will need to be dedicated. Laporte will need dedication for additional sidewalk. Laporte will need a 15-foot utility easement and Frey will need a 9-foot utility easement. Stewart and Associates Response Laporte Avenue has additional ROW. Easements are 15' on Laporte, Von Frey. 5. Improvements must be designed and constructed to bring Frey up to current standards (design full right-of-way but construct just to the curb and gutter on west side). In addition, 500 feet of preliminary offsite design is needed for Frey south of the frontage to ensure that the future paving transition will work. The design will have to show that the design does not affect other properties. Offsite easements may be needed. Frey should widen from 30 feet to 36 feet as it approaches Laporte to allow for a southbound lane and northbound left and right turn lanes. Stewart and Associates Response: Frey will not, be widened to 36 per our telephone conversation. Frey is designed between Mountain Avenue and Laporte Avenue, 6. If the property(ies) to the west redevelop, this project will be eligible for a repay of the cost for their half of the Frey Street improvements. 4 3. When developing your plans for submittal, pay particular attention to the following sections of the Code: 3.2.1. Landscaping and Tree Protection • 3.2.2 Access, Circulation and Parking • 3.2.3 Solar Access, Orientation and Shading • 3.2.4 Site Lighting • 3.4.1 Environmental Resource Protection Standards (see Natural Resource comments below for more detail) 3.5.1 Building and Project Compatibility • 3.5.2 Residential Building Standards • 3.6 Transportation and Circulation • 3.8.8 Supplemental Standards —Lots • 3.8.18 Supplemental Standards —Residential Density Calculations • 3.8.19 Supplemental Standards —Setback regulations • 4.4 (D) and (E) Land Use Standards and Development Standards Stewart and Associates Response: Acknowledged 4. If this project is formally submitted prior to May, when the neighborhood's application for rezoning would go into effect if it is approved, the zoning of this lot will remain LMN. If submitted after that and the neighborhood is successful with the rezoning, the zoning will be NCL-Neighborhood Conservation —Low Density District. Stewart and Associates Response: Zoning maybe NCL now after City Council Second Reading. The proposed plan would meet all but one of the NCL District Standards, Section 4.6 (F)(3)(c)(7) Subdividing Existing Lots. In order to meet this standard, you would either need to successfully request a modification of standard or reconfigure the rear lot some. Thinking through this possibility, the solution to that might actually benefit your plan overall, even in the LMN. Have you considered providing detached garages in the rear with living space above the garages? This would potentially allow you to offer additional units and some real green space around all of the units. This would probably require you to customize the stock architectural plans some. If the market would support these carriage house units though, the project would be greatly improved in terms of fitting into this neighborhood and site. Please consider. I am happy to meet with you further if you want to pursue this line of thinking. Stewart and Associates Response: Thank you for your offer to work with us. Let's see our new comments. Some additional work maybe required from us. 6. 1 will have more detailed comments once I have more detailed plans to review. Stewart and Associates Response: Acknowledged An exhaustive list of submittal requirements for this type of project is available at http:/tfcgov.00m/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at http:/ffcgov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. 0 ITEM: 1707 W. Laporte (southeast comer of Laporte and Frey) 5 single family detached homes MEETING DATE: February 6, 2006 APPLICANT: John Shaw 2100 Bamwood Ct. Fort Collins, CO 80525 LAND USE DATA: Request to redevelop a .97 acre lot into 5 single family detached dwellings. The property is within the City of Fort Collins and is currently zoned LMN — Low Density Mixed -use Neighborhood. The following departmental agencies have offered comments for this proposal. COMMENTS: Zoning Contact Info: Gary Lopez, 416-2338, glopez@fcgov.com 1. This use is permitted in the LMN zoning district subject to an Administrative (Type 1) review. Stewart and Associates Response: Acknowledged The maximum density for LMN districts is 8 units per acre. Stewart and Associates Response Density is 5.units per acre. 3. This project must meet the Land Use Code's "lot" definition and standards. The definition is not modifiable since it is a definition and not a standard. The pertinent part of this definition is that you will need to provide a private drive or private street that is at least 20 feet wide at all points. Stewart and Associates Response: Private 20-foot driveway Is proposed. Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http:/twww.colocode.comtftoollinsAanduse/begin.htm Stewart and Associates Response: Acknowledged 2. 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 4.4 Low Density Mixed -Use Neighborhood District. Stewart and Associates Response:: Acknowledgad 13 February, 2006 John Shaw 2100 Bamwood Ct. Fort Collins, CO 80525 and via email to: j s2533@yahoo.com John: For your information, attached is a copy of the Staff's comments for your proposal for 1707 W. Laporte Ave., which was presented before the Conceptual Review Team on February 6, 2006. The comments are offered by staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6206. Sincerely, Anne H. Aspen City Planner Cc: project file Project Planner Cc via email: Gary Lopez Susan Joy David Averill Carie Dann Glen Schlueter Roger Buffington Alan Rutz Karen McWilliams Doug Moore Ken Waido