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HomeMy WebLinkAboutPEAK VIEW SUBDIVISION - PDP - 26-00 - CORRESPONDENCE - (3)Also note that you have 90 days by which to respond to these comments, or ask for one 30-day extension. If these deadlines are not met, the Planning Director has the option to remove the project from the development review system. As always, please call if you have any questions regarding these comments or to set up a meeting with the appropriate Staff to discuss the comments in depth. Sincerely: Ted Shepard Chief Planner Enc. 26. Also, it appears that the front -loaded garages for the four-plex attached units do not meet the standard that garage doors shall not comprise more than 50% of the ground floor street -facing linear building frontage. For the detached units, no information is provided. Please provide "typicals" for both the small lot and large lot single family detached units. 27. For the detached units, Blocks 1 and 2, what does the "10.0' Typ" indicate? Please refer to the comments regarding setbacks for accurate setback distances. For single family detached units, the minimum rear yard setback is 15 feet. 28. The duplex units (Block 4,Lots 1,2,15,16, and Block 6, Lots 13-16) are shown on sheet 6 with "bump -outs" that do not match the lot lines as indicated on the plat. Please reconcile. 29. Please indicate building height on the architectural elevations. 30. Please indicate building materials and color on the architectural elevations. 31. Please remove building envelopes from the landscape plan. 32. The site plan and landscape plan do not match with regard to the traffic calming neck downs on Pleasant Valley Road. Please be consistent and comply with the request from Engineering that the two neck downs west of the intersection should be deleted. 33. The Zoning Administrator cautions that the identification sign does not comply with the Sign Code. The illustration should be removed from the plan set as a separate sign permit application will be necessary. Sign permits will be based on a separate review process, not based on the site plan. 34. The plat sheets should be labeled separately as they will be recorded at both the City and the County while the site, landscape and architectural sheets just get recorded at the City. The cover sheet of the site, landscape and architectural set should include an index of sheets. This concludes Staff comments at this time. Please note that a second neighborhood meeting will be required after you have had a chance to revise the plans based on Staff comments. Please advise the Current Planning Department when you are ready to set this meeting up. for 41 (95 — 54) additional off-street spaces, and only 36 are provided. Therefore, for the attached units, 5 additional off-street parking stalls are required. 20. For the detached units, there must be one off-street parking space as long as the lots remain over 40 feet in width. If the single family lots are 40 feet in width or less, then each lot must be provided with two off-street spaces. 21. In order to comply with the Housing Model Variety standard 3.5.2(B)(1 and 2), the plan needs to clearly state that there will be at least three different types of housing models. First, the site plan needs to denote which six lots are considered to be small lot single family detached (also known as the patio home), and also note the size of these lots. Second, the architectural elevations should include an example of the small lot single family detached model. Similarly, the site plan needs to denote which seven lots are for the large lot single family detached and note the lot sizes. Finally, the architectural elevations should include an example. 22. Note that the standard requires each model to have at least three characteristics which clearly and obviously distinguish it from the other housing models. There are a variety of ways to distinguish each model. The objective is to use a variety of techniques to avoid repetition. 23. The setback table needs to be revised as it presently does not comply with the Code. For example, front -loaded garages must be a minimum of 20 feet from property line (back of walk), not 15 feet. (The "typicals" on sheet 7 indicate 20 feet but the table is incorrect.) Also, garages placed along the alley must be a minimum of 8 feet back from the property line. It would be helpful on sheet 7 to indicate the edge of alley on the "typicals." Also, the 15 foot front setback for the building portion of the structure is denoted as a "utility easement." This is incorrect as the easement width on local streets is only 9 feet, not 15. Please clarify that the front setback is 15 feet, not the utility easement. (For setback information, please refer to Section 3.5.2 (D). 24. The site plan should clearly label the alleys and describe their width and denote whether they are public or private. 25. It appears the front loaded garages for the attached units do not meet the standards. For the detached units, sufficient information is not provided. Note that standard (Section 3.5.2 (E) (1 & 3) requires street -facing garage doors be recessed behind either the front fagade of the ground floor living area portion of the dwelling or a covered porch (measuring at least 6 feet by 8 feet) by a minimum of 4 feet. Also note that any street -facing garage doors complying with this standard shall not protrude forward from the front fagade of the living area portion of the dwelling by more than 8 feet. 13. Please refer to the attached comment sheet from the Building Inspection Department. Please note that the required fire -rated separation walls are mandatory in the attic spaces between the attached units. 14. Please refer to the attached comment sheet from Engineering Pavement Division of the Engineering Department. Please note that the south end of the site has soil conditions that may impact the pavement design of the public streets. 15. Please refer to the attached comment sheet from the Water Conservation Division of the Water and Wastewater Department. Please make the necessary revisions to the Landscape Plan in order to the meet the water conservation standards. 16. Please re -calculate the number of lots complying with the Solar Orientation Standard. First, note that the standard applies only to the single family lots and duplex units (or single family attached with no more than two units in the same building). The standard does not apply to any structures containing three or more dwelling units. Second, please note that compliance means the lot must be oriented within 35 degrees of an east -west lot. It appears that only 29 lots meet the definition and that 24 of these lots meet the standard. Therefore, the compliance rate is 83% which exceeds the minimum requirement of 65%. Lot 6, Block 2 does not appear to meet the standard. Please provide this information on the Site Plan. 17. Are you aware that since the site is less than 10 acres and located within the "Infill Area," as defined in the Code, the minimum required density of 5.00 dwelling units per net acre is not applicable? Please note that in the L-M-N zone, density must be calculated on a net acreage basis, in addition to a gross acreage basis. To determine the net acreage, follow the steps in Section 3.8.18 (pages 157-159 of Article Three). Since Elizabeth Street is classified as a minor arterial, the land area to be dedicated as right-of-way may be netted out of the gross acreage. Other areas eligible to be netted out include the land area and buffer of the P.V.&L Canal, and land area dedicated as public alleys. 18. Under the Land Use Table, please combine the "patio home" and "single family" categories as these are considered the same thing under the Land Use Code. 19. The Parking Table needs to be revised. First, on -street parking is not allowed to be counted toward meeting the residential minimum parking requirements. Second, for the attached units (townhomes), please note that minimum parking must be provided on a per bedroom per unit basis. For the attached units (townhomes) each two bedroom unit must have a minimum of 1.75 off-street parking stalls. For the attached units (townhomes) each three bedroom unit, each unit must have a minimum of 2.0 off-street spaces. If each of the attached units has two bedrooms, then a total of 95 (54 x 1.75) off-street spaces are required. Since the plan indicates that only one space per unit is provided, there is a need B. Internal sidewalk widths vary throughout the site. Sidewalks should be 4.5 feet wide with a 5 feet wide parkway strip for street trees. 7. Please refer to the comment sheet from Traffic Operations. 8. Please refer to the attached comment sheet and redline plans from the Technical Services Department. Please note the following: A. The ownership and usage of each tract must be specifically stated on the plat. B. Please be aware that at the time of recording, the line weight and text size must be sufficient for reproduction. C. The block and numbering system does not match the site plan. D. Alleys should be labeled and denoted as public or private. E. Sheet 2 will not be needed in the final set of documents that are to be recorded. F. The plat sheet 3A is difficult to read at 60 scale. There appears to be adequate space on the sheet to raise the scale to 50 or 40 for better legibility. G. Street names need to be inserted. The selected names will be screened to avoid duplicates in the 911 area served by Larimer Emergency Telephone Authority, not just the City of Fort Collins. Be sure that the street names are consistent on both the plat and the site plan. On a personal note, we ask that the developer consider the names "Murphy" and "Stitzel" in honor of Sister Mary Alice Murphy and Louise Stitzel who have long served our community volunteering and advocating for the housing needs of the less fortunate. 9. Please refer to the attached comment sheet from the Poudre Fire Authority. 10. Please refer to the attached comment sheet from AT&T Digital. Please note that the tracts, as designated on the plat, should be denoted as Utility Easements. 11. Please refer to the attached letter from Hill and Hill, attorneys at law, regarding the potential impacts on the Pleasant Valley and Lake Canal. 12. Please add the attached "Planting Notes" to the Landscape Plan. E. All driveways must be at least 20 feet in length as measured from the back of the sidewalk. F. All internal walks need to be a minimum of 4.5 feet. 3. Please refer to the comment sheet and redline plans from the Stormwater Department. Please note the following two comments: A. The outfall system needs to be re -designed. A drainage pipe needs to be extended south to the trickle pan, just like Lory Ann Estates. Perhaps the outfall could tie into the Lory Ann Estates existing system. Any impact to the park must be discussed with the Parks and Recreation Staff. B. The southerly portion of the project does not have stormwater detention or water quality features. This area needs both. 4. Please refer to the attached comment sheet and redline plans from the Water and Wastewater Department. Please note the following comments: A. There may utility conflicts with underground utilities not having sufficient horizontal separation. A utility coordination meeting may need to be held to resolve potential conflicts. B. Several utilities currently exist in Elizabeth Street. These should be shown and labeled on the Site Plan. 5. Please refer to the attached comment sheet from the Light and Power Department. Please note the following comments: A. Please discuss with Light and Power the potential location of public street lighting. Street trees should be kept 40 feet from such fixtures while ornamentals must be kept 15 feet away. B. For ease of installation, electrical panels will probably have to be "ganged" at the ends of the attached units. 6. Please refer to the attached comments and redline plans from Transportation Planning. Please note the following: A. There is a concern that one of the two north -south streets will be considered an access to the public park and, therefore, should have sufficient pavement width for on -street bike lanes. One of the local street standards allows for a combined 11 feet wide parkingibike lane which should be provided. This would result in a street with 42 feet from flowline to flowline. Community Planning and Environmental Services e Current Planning City of Fort Collins October 3, 2000 Mr. Don Leffler Design Development Consultants 2627 Redwing Drive, Suite 350 Fort Collins, CO 80526 Dear Don: Staff has reviewed the request for Peak View Subdivision, Project Development Plan, and offers the following comments: Please refer to the attached comment sheet from the Natural Resources Department. Pleases note that a 50-foot natural habitat and buffer area may be required along the Pleasant Valley and Lake Canal. Such a buffer area could be netted out of the land area when calculating net density. Existing vegetation should be protected to the amount reasonable. 2. Please refer to the attached comment sheet and redline plans from the Engineering Department. Please note the following comments that may impact the general layout and density of the site plan: A. Only one access onto Elizabeth Street will be allowed. We recommend that Andrews Street be terminated on the north with a cul-de-sac to create a less direct route between Elizabeth and Pleasant Valley Road. This will have the benefit of calming potential cut -through neighborhood traffic. B. There are problems with bicycle and pedestrian safety caused by the head - in parking as proposed. Head -in parking will only be allowed if restricted to no more than three spaces in a row and designed like a typical residential driveway so the sidewalk is continuous and the stall depth is at least 20 feet from back of walk. C. The right-of-way width for Pleasant Valley should be 57 feet with 36 feet from flowline to flowline. D. Utility easements along local streets can be reduced to nine feet. Only Elizabeth Street needs the 15-foot utility easement adjacent to the right-of- way. Utility easements should not be confused with building setbacks. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020