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HomeMy WebLinkAboutPARK COTTAGE BED & BREAKFAST, 400 E. OLIVE ST. - PDP - 24-01 - CORRESPONDENCE - (7)Bob Barkeep - Re: Fwd: Park Cottage BP 00 E. Olive Street Page 31 opened in the last three months and one that was operating since the early 1990s up to last year that do not have paved alleys. Both bed and breakfasts do not have concrete or paved parking as well. Why aren't planning and development standards consistent within the city"? Our department is unaware of these projects and would appreciate more information. Only one exception to the alley improvement requirement has ever been made to our knowledge and somewhat rather reluctantly at that. The applicant was a non-profit agency and the costs of improving the alley would have effectively closed their doors. The City Engineer determined that, in this particular case, the greater needs of the community were more important than improvements to the alley and allowed this one exception. And finally, what is the next step? Mr. Parker has two choices here. One choice would be to submit the required plans and continue on with the process. Or he can request a variance. To briefly quote from the standards: 'Any design that does not conform with these Standards must be approved by the Local Entity Engineer. Variances from these Standards will be considered on a case -by -case basis following a written request for a variance prepared by a Professional Engineer". Section 1.9.2 goes on to clearly explain the Variance and Appeals Process and I have quickly highlighted the areas he needs to address. Again, a local Professional Engineer will be able to assist him. Cameron, I hope I have provided the information Mr. Parker was looking for. He is welcome to call me for further clarification but I have neither the authority or ability to waive the City's requirement for the alley improvements. As such, another meeting would solve nothing. Rather, Mr. Parker would have to formally request a variance as outlined in the Street Standards. CC: Dave Stringer j�ob garlceen - Re: Fwd: Park Cottage B& 00 E. Olive Street Page 2 Show all easements and ROW. Gravel is not an approved parking surface. Additional parking stalls must be paved. Improvements required to Alley, pave to property line. August 13, 2001: Meeting with the Applicant @ 4pm Cameron, Tom Reiff, Katie Moore, Dave Stringer and myself met with Mr. Parker and Ms. Yarber to answer questions on their project. Engineering restated the original submittal requirements and explained that a Professional Engineer must do the design and utility plan for the alley improvements. The existing Site and Landscape Plans could be used as the basis on which to provide the alley design we are looking for. However, these plans would still have to be stamped by a Professional Engineer and would still need to incorporate the alley design required by code. Mr. Parker was also informed that any improvements done without approved plans and the applicable permits are done at his own risk. All improvements must meet current Street Standards and will have to be reconstructed if the work does not meet the City code. That is the history of the project and now I will try to answer the questions in Mr. Parker's email. To keep things as simple as possible, I will address Mr. Parker's questions as if I were communicating directly with him. "We do not see the need to generate Utility Plans by a Colorado professional engineer as these are existing buildings and utilities, and I don't see why the city is interfering on where we place landscape items (trees, shrubs, sprinkler lines etc.) in relation to utilities". The Utility Plans we are requiring are for the alley improvements. Any improvements done on Public ROW or within a Utility Easement can only be done with the approval of the City and/or Utility. What you do on your private property is your responsibility and yes, your liability as well. Again, our issue is not what you are doing on your private property but rather, what are you doing within existing ROW, easements and the alley itself? "As far as site utility locations to be shown on the Utility plans150 feet adjacent to our property, again I see this as an unnecessary requirement. Why do we need to show Easements and ROW's on Utility Plans as well"? The only way the City can be sure that your improvements are not encroaching on existing easements, Public ROW or neighboring properties is to show those easements, ROW and property lines on your plans. The location of the existing buildings, utilities, ROW, easements, etc. are just some of the information that needs to be included on the plan so that a comprehensive design can responsibly incorporate the existing features of the site with the proposed improvements. A complete list of what must be shown on your plans can be found in Appendix E-4. "The requirement to pave the alley, and correct me if I am wrong, we have to pave the alley property line to property line regardless of parking accessed through the alley or not"? Yes, it is required in Section 24.95 of The Land Use Code and I have provided a copy for your records. "if the alley needs to be paved, the entire alley should be engineered for this purpose and not just 50' increments behind property owners with change of uses or wanting to use the alley for parking". Section 7.4.1.13.7 requires that the design shall be continued for 500 feet beyond the proposed construction. Your engineer will address this issue and show how his design will tie into existing features. This allows property owners to do their share of the improvements at different times and still achieve a well -designed alley when complete. "in addition to the alley pavement requirement, we know of two bed and breakfasts one that has Sob B.arkeen - Re: Fwd: Park Cottage B& 90 E. Olive Street Page 1 , From: Susan Joy To: Cameron Gloss Date: Thu, Aug 16, 2001 2:27 PM Subject: Re: Fwd: Park Cottage B&B 400 E. Olive Street Thank you for forwarding Robert Parker's questions regarding his proposed Bed & Breakfast at 400 East Olive. I am happy to address the Engineering Department's issues and look forward to helping the applicant through the design process. All of his questions can be answered in our Land Use Code, City Code, and Street Standards, copies of which will be provided to your office for Mr. Parker's review. Having said that, I will try to present the material in an order that, hopefully, makes sense to us all. I will start with the applicant's first meeting with Engineering at Conceptual Review and then discuss the various codes applicable to his project. In closing, I will explain what Mr. Parker's next step should be and what options are available to him. April 30, 2001: Conceptual Review Meeting at 10:30am. Engineering's comments regarding this project were as follows: Street Oversizing Fees? - Contact Matt Baker. , Hotel - $1479/room. SF - $1624 per Dwelling Unit. Traffic Impact Study? Contact Eric Bracke. Existing damaged curb and gutter/sidewalk will need to be replaced/repaired. Owner responsible for Alley improvements (paving, design). Curb cut and improvements need to meet Larimer County Urban Area Street Standards (placement, width, etc). Development Construction Permit, Utility Plans, and possible Development Agreement. Potential ROW and easement dedication. Any above ground lines need to be undergrounded. (Please see the copy of the original comments taken directly from the Conceptual Review notes). As you can see, Mr. Parker was clearly advised that Engineering would require improvements to the alley and that all improvements would have to meet current Street Standards. I have provided a copy of Chapters 2 and.3 from the Street Standards describing exactly what is required in a submittal and what we expect from Mr. Parker's future submittals. I have also included a copy of the Street Standards details showing the City's requirements for alleys, driveways, sidewalks, and curb & gutter. A local engineer will be able to assist him with his design. July 5, 2001: First Submittal The applicant failed to provide the items requested in Conceptual Review and simply resubmitted the information given on April 30, 2001. The comments returned to applicant August 8, 2001 are shown below. Require engineered utility plans per LCUASS to properly review these plans. Complete the checklist in Appendix E-4 and submit with the utility plans. Any damage to existing curb/gutter/sidewalk must be replaced. Need a copy of the TIS memo as requested by Transportation Planning. Underground any existing overhead utilities. If the garage will no longer house a car, the existing curb cut must be closed and improved to meet the current street standards. What is happening with the manhole in the garage? Please show on utility plans.