HomeMy WebLinkAbout607 COWAN ST. - PDP - 35-99 - CORRESPONDENCE - (4)No Text
25. Coordinate the sidewalk system through out the development with Transportation Planning
Services.
Additional comments and the required number of revised plans may be forthcoming as the various
departments and reviewing agencies continue to review this request.
Please provide a written response to each of the above comments with the submittal of plan
revisions. In addition, a revised site development plan drawn to scale which is clearly dated and
labeled shall be submitted to address the above.
Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this
letter within 90 days or the project application becomes null and void. Your response to the City's
concerns is due by March 21, 2000. A 30-day extension to this deadline is available. Request for
an extension should be directed to the Current Planning Director. If remaining issues are those
that do not require plan revisions, a status report verifying continuing efforts toward resolving the
issues is required within the same timeline.
The burden of demonstrating compliance with all Land Use Code criteria is with the applicant.
Please contact me at 970.221.6750 and/or e-mail: rfuchsPci.fort-collins.co.us if you should have
any questions or concerns related to these comments.
Sincerely,
1A i>
Ronald G. Fuchs
City Planner
cc: Current Planning File #35-99
D:\My DocumentstPlanning Documentwlyrtle Court #35-99Unyrtle court first filing comments.doc
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architectural feature may not exceed 24:12 and the covered porch may be flat
whenever the roof of such porch is also considered to be the floor of a second -story
deck. All roof pitches shall be shown on all building elevations.
i) Per Section 4.7(F)(3) requires that whenever a lot has frontage along an alley, any new
off-street parking area located on such lot must obtain access from such adjoining alley;
provided, however, that such alley access shall not be required when a new detached
garage is proposed to be accessed from an existing driveway that has a curbcut along a
public street, or when alley access is determined by the City Engineer to be a hazard to
persons or vehicles. This standard has not been met.
j) Per Section 4.7(F)(4) site design permanent open off-street parking areas for all
permitted principal uses, other than single-family dwellings, shall not be located any
closer to a public street right-of-way than the distance by which the principal building is
set back from the street right-of-way. This provision shall not be construed to preclude
temporary parking in driveways. It is unclear to staff if this standard is met.
15. Since the site is located within the neighborhood sign district, please indicate type of
signage.
.16. Please clarify on the plan legend the respective individual track and open space areas.
17. Please show the location of all transformers on the revised Site and Landscape Plans.
They must be located no more than 10 feet from a paved surface and must be screened
from view.
18. Please provide a detailed light plan (spec. sheet for all wall and pole mounted fixtures)
insuring that all lighting apparatuses are shielded down, which meets Section 3.2.2(D)(3)(e)
and 3.2.4(A) — (D).
a) According to Section 3.2.4(D)(7) a maximum of 10 foot-candles is allowed at any single
point as result of on -site lighting. According to Section 3.2.4(D)(8) of the Land Use
Code, lighting levels shall not exceed 0.1 foot-candle at a point 20 feet beyond the
property line as a direct result of on -site lighting.
19. Please show the location of all transformers on the revised Site and Landscape Plans.
They must be located no more than 10 feet from a paved surface and must be screened
from view.
20. Verification of the irrigation system connection points to ensure all landscaping is
continuously maintained per Section 3.2.1 [J].
21. All signs will require an additional sign permit outside this comment review.
22. Please note all exterior mechanical devises, meters, et cetera, must be screened.
23. Please label the sheet plan sets Sheet 1 of 5, Sheet 2 of 5, et cetera in the lower right hand
corner of each applicable sheet.
24. Return all redlined documents with plan revisions, including all redlined plans with Current
Planning comments.
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h) Please indicate and label all building elevations, such as: Building A — north elevation,
south elevation, east elevation, and west elevation; Building B — north elevation, south
elevation, east elevation, and west elevation; and, et cetera.
i) Scaled design elevations for all proposed structures need to be submitted and must be
compatible with the overall development based upon Land Use Code standards
including Section 3.4.7 Historic and Cultural Resources.
j) Scaled design elevations for the trash enclosures and all building elevations need to be
submitted.
14. The following comments apply to the Neighborhood Conservation, Medium Density District
(N-C-M) (LUC Section 4.7):
a) It is unclear if Section 4.7 (D) Land Use Standards (1) Density/Intensity of Development
is met -with this project development plan. The Land Use Code requires that the
minimum lot area shall be the equivalent of two (2) times the total floor area of the
building(s), but not less than the following: five thousand (5,000) square feet for a
single-family or two-family dwelling and six thousand (6,000) square feet for all other
uses. For the purposes of this subsection, "total floor area" shall mean the total gross
floor area of all principal buildings as measured along the outside walls of such
buildings, including each finished or unfinished floor level, plus the total gross floor area
of the ground floor of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story having a ceiling
height of at least eight (8) feet located within any such accessory building located on the
lot. (Open balconies and basements shall not be counted as floor area).
b) Per Section 4.7(E) (3) Minimum rear yard setback shall be five (5) feet from existing
alleys and fifteen (15) feet in all other conditions.
c) Per. Section 4.7(F)(1)(b) the primary entrance to a dwelling shall be located along the
front wall of the building, unless otherwise required for handicap access. Such entrance
shall include an architectural feature such as a porch, landing or portico.
d) Per Section 4.7(F)(1)(c) accessory buildings and attached garages shall have a front
yard setback that is at least ten (10) feet greater than the front setback of the principal
building that is located on the front portion of the lot.
e) Per Section 4.7(F)(1)(d) a rooftop or second floor addition shall not overhang the lower
front or side exterior walls of the existing building.
f) Per Section 4.7(F)(1)(e) front porches -shall be limited to one (1) story, and the front
facades of all one- and two-family dwellings shall be no higher than two (2) stories.
g) Per Section 4.7(F)(1)(f) in the event that a new dwelling is proposed to be constructed
on the rear portion of a lot which has frontage on two (2) streets and an alley, the front
of such new dwelling shall face the street.
h) Per Section 4.7(F)(1)(g) the minimum pitch of the roof of any building shall be 2:12 and
the maximum pitch of the roof of any building shall be 12:12, except that additions to
existing dwelling units may be constructed with a pitch that matches any roof pitch of
the existing dwelling unit. Additionally, the roof pitch of a dormer, turret or similar
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rack. Then, these areas can receive special landscaping treatment to minimize their
visual impact.
m) Section 3.2.2(C)(5) and 3.2.2(D) requires that six-foot walkways within the site provide
direct well direct well-defined and separated circulation routes for vehicles, bicycles,
and pedestrians (please coordinate with Transportation Planning). All pedestrian ways
and sidewalk widths shall be shown on the respective plans.
n) Surrounding the multi -family unit footprints, shrubs and perennial plants shall be shown
on the site and noted in the legend.
o) Per Section 3.2.2(J) requires the vehicular use area be set back from a property line
with a five (5) foot landscape strip. The west and east property lines adjacent to the
vehicle parking areas do not provide a sufficient five- (5) foot landscape strip. Please
clarify if there is a collective parking arrangement (recorded joint access agreement), if
existing or proposed, this agreement shall be submitted and included with this Project
Development Plan.
p) In order to verify the actual number of parking spaces required for this project
development plan, additional information shall be submitted by means of a data table
and floor plans. This information is required in order to comply with LUC Section
3.2.2(K).
13. The following comments apply to the architectural elevations:
a) All single-family dwelling elevations shall comply with LUC Section 3.8.15.
b) Section 3.5.1(A)-(H) requires a multi -family structure to achieve a compatible design
characteristic throughout. It is unclear to staff if this has been met since the plans
submitted do not show all residential building elevations and there appears.to be two (2)
typical building footprints (two -unit and four -unit). Please indicate on the elevations the
height of the ridgelines, eaves, roof pitch, et cetera.
c) Please indicate all building dimensions, including doors, windows, and et cetera on the
building elevations.
d) Per Section 3.5.2(C)(1) requires that every multi -family front facade with a primary
entrance to a dwelling unit shall face the adjacent street to the maximum extent
practicable. Every front facade with a primary entrance to a dwelling unit shall face a
connecting walkway with no primary entrance more than two hundred (200) feet from a
street sidewalk.
e) Per Section 3.5.2(C)(2) requires that every. building containing four (4) or more dwelling
units shall have at least one (1) building entry or doorway facing any adjacent street that
is smaller than a full arterial or has on -street parking.
f) Per LUC Section 3.5.2(E)(4) - (F) the design of the garage must be sensitive to the
overall development. Detail elevations shall be submitted.
g) Please indicate all building colors (stone, bricks, et cetera) on the Building Elevations in
accordance with Section 3.5.1(G) of the Land Use Code.
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driveway locations and utilities shall be shown to ensure compliance with the Land Use
Code.
b) After revising the site/landscape, please make sure the minimum species diversity is
provided in accordance with Section 3.2.1(D)(3) of the Land Use Code.
c) The landscape plan shall include all proposed vegetation, species and size. Per
Section 3.2.1(E)(2) landscape areas are those areas on the site that are not covered by
buildings, structures, paving or impervious surface. .
d) Per LUC Section 3.2.1(E)(4)(a) multi -family parking lot perimeter landscaping requires
that trees be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a
public street and one (1) tree per forty (40) lineal feet along a lot line parking setback
area.
e) Please note that LUC Section 3.2. 1 (E)(4)(b) addresses the need to screen parking
areas and needs to be addressed with this project development plan.
f) Per Section 3.2.2(M) and Section 3.2.1(E)(4) — (6) requires at least six (6) percent
and/or ten (10) percent of the interior space of any multi -family parking lot is devoted to
interior parking landscaping. The actual interior parking lot landscaping percentages
have not been shown. Specifically, all parking lots need to meet the parameters
addressed in LUC Section 3.2.1(5)(E)(a) — (e) including 3.2.2(B)(5)(a) walkways shall
have one (1) canopy shade tree per forty (40) lineal feet of walkways planted in a .
landscape strip within five (5) feet of such walkway.
g) Per Section 3.2.1(E)(5)(c) parking lot landscaping shall be protected with concrete
curbing. The required raised concrete curbs shall be shown on the site plan.
h) The Land Use Code per Section 3.2.1(E)(6) requires that landscape and building
elements be incorporated to screen the trash enclosures. A revised plan shall be
submitted to meet these standards, including scaled design elevations of the
enclosures.
i) Please clarify, it appears that some of the existing trees may be removed with this
proposed Project Development Plan and per LUC Sections 3.2.1(F) — (H) a detailed
tree mitigation plan shall be submitted for review by the City.
j) Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of the -
Land Use Code.
k) According to Section 3.2.2(C)(3) site amenities such as benches, bike racks, et cetera
should be provided. Please show site amenities in the respective parks and open
spaces.
1) Per Section 3.2.2(C)(4) please provide more bike racks at a ratio of at least one per
multi -family building located near the entrance but out of the way of pedestrian
walkways. Please add the bike rack locations to the Landscape Plan so there are no
conflicts with shade trees. A good idea may be to establish the location of the electrical
transformers, phone and cable t.v. pedestals and combine these facilities with the bike
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P. Engineering/Pavement:
Q. Mapping/Drafting:
R. Engineering:
S. Current Planning Department: provides the following:
1. Delineate all property lines and all rights -of -way improvements and widths and sidewalk
widths on all plans. The plan shall include Cowan Street and Myrtle Street rights -of -way
widths and improvements, alleys width and improvements, and sidewalk widths internal and
abutting this project development plan. This information shall be included on all plans as
required by the City of Fort Collins Development Manual.
2. The plan sets need to include building envelope/footprint dimensions and distance to
nearest property lines as required by the City of Fort Collins Development Manual.
3. Please label the sheet plan sets Sheet 1 of 5±, Sheet 2 of 5±, et cetera in the lower right
hand corner of each applicable sheet.
4. The plan set needs to include reference to the Index of Drawings on the first plan sheet
page.
5. Provide an overall site plan showing the proposed site plan in relation to the surrounding
area. This plan shall include an area beyond the property lines of the.proposal showing the
area and uses within five hundred (500') feet o the proposal, exclusive of public right-of-
way, at the same scale of the underlying proposal as required by the City of Fort Collins
Development Manual. All plan set shall reference the project development plan.
6. The north arrow shall be shown on all respective plans as required by the City of Fort
Collins Development Manual.
7. Existing and surrounding zoning shall be shown as required by the City of Fort Collins
Development Manual.
8. All plans, diagrams and illustrative elevations shall include the appropriate verifiable scale.
The overall site plan, site plan, and landscape plans shall utilize the same scale.
9. Site and Landscape Maintenance Agreements shall be submitted.
10. Please provide a formatted breakdown of densities per LUC Section 3.8.18 Gross
Residential Acreage. Please provide diagrams clarifying how gross and net density were
figured.
11. Clarification shall be submitted showing the proposed ownership of all dwelling units.
12. The following comments apply to the Site/Landscape Plan:
a) Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot
spacing intervals in the center of all parkway areas (the parkway strip shall be in
accordance with Design and Construction Criteria, Standards and Specifications for
Streets, Streetscapes, Sidewalks, Alleys and Other Public Ways). The trees shall be
placed at least eight (8) feet away from the edges of driveways and alleys, and forty feet
(shade trees)/fifteen feet (ornamental trees) (LUC 3.2.1(K) from any street light. All
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Commi y Planning and Environmental rvices
Current Planning
City of Fort Collins
December 22, 1999
Mr. Mark Brannon
Cowan Street Properties, LLC
2701 Alcott Street #485
Denver, CO 80211
RE: Myrtle Court Project Development Plan
Dear Mr. Brannon:
This letter is in response to plans for Myrtle Court Project Development Plan (Planning File
#35-99) submitted on November 17, 1999. Please note that staff reviewed your plans and the
Planning Division mailed a request for comments to several public agencies and departments. This
development proposal is subject to and shall comply with all requirements set forth in the City's
Land Use Code (LUC), specifically: Articles 2. Administration (Development Review Procedures);
Article 3. General Development Standards; and, Article 4. (Zoning] Districts.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings,
the burden to comply with all applicable standards rest with the applicant. Staff, after reviewing
materials submitted by the applicant, finds that revisions/re-design to the submitted plans dated
8.25.99 and 9/21/99 are warranted to meet the Viand Use Code.
The following lists the agencies and departments that responded and the substance of their
comments:
A. Traffic Operations: submitted a checklist that identified several requirements. The checklist is
attached to this report.
B. Advance Planning: returned the checklist.
C. Forestry: submitted a checklist that identified several requirements. The checklist is attached
to this report.
D. Park Planning: returned the checklist with their comments.
E. Cable TV: submitted a response to the checklist and it is attached to this report.
F. Water Conservation: responded back with their comments.
G. Natural Resources: submitted a checklist that identified several requirements. The checklist is
attached to this report.
H. Post Office: returned their comment sheet.
I. Light and Power: submitted a checklist that identified several requirements. The checklist is
attached to this report.
J. Public Service/New Century Energies: returned their comment sheet.
K. PFA/Poudre Fire Authority: submitted a response to the checklist and it is attached to this
report.
L. Building Inspections: submitted a response to the checklist and it is attached to this report.
M. Zoning: submitted a checklist that identified several requirements. The checklist is attached to
this report.
N. Stormwater:
O. Transportation Planning:
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020