HomeMy WebLinkAbout607 COWAN STREET - PDP - 35-99A - CORRESPONDENCE - (10)Project: ' I i r.
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Engineer:
Date: 71�11(.)
Items Requested
Site land Plat Utility Drainage R t Other Items Required
Redlined Items Being Returned
Site land Plat Utility Drainage R t Other Items Being Returned
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Topic: parking
21
Removing the closet from the 'loft" doesn't mean that the loft won`t be used as a bedroom. Their 7-10-02
response letter states that this loft is considered a bonus room/den. Why does a one bedroom apartment
need a living room and a den? This is going to create enforcement problems regarding compliance with
parking. We will monitor their marketing to ensure that these are marketed as 1-bedroom units
Previous comment - Each dwelling unit appears to have 2 bedrooms. Need 1.75 parking spaces for each 2-
bedroom unit, thus each 4-plex building needs 7 parking spaces. However, they are providing only 6 spaces
per building. They'll either need to come up with 4 more parking spaces total, or reduce the number of
bedrooms. If they do add 4 spaces, they should know that no building permits will be issued for basement
finishes that include bedrooms. Additional bedrooms in the basement will increase the number of parking
spaces required. (3.2.2(IQ(1)(a))
Topic: zoning
23
Since their revised plans indicate that the floor area of each unit is 1,505 sf (occupied floor area plus garage
area), that means that the total building floor area of all 4 buildings is 24,080 sf. Since the lot is 45,053 sf, the
maximum floor area allowed is 22,526 sf. They'll either need to reduce the size of the buildings or obtain a
modification to 4.7(D)(1).
Previous comment - building dimensions shown on A-2 don't scale out. Lot area must be at least twice as
large as total floor area of buildings (each floor level and garage counts as floor area, basement is only
thing that doesn't count). They indicate on A-1 that floor area is 1215 sf per unit. But does that include the
garage. Since A-2 dimensions are not accurate, can't verify that standard is met. If the garages aren't
included in the 1215 sf, and assuming the 1215 is accurate, it would appear that they have about 2000 sf too
much building coverage. (4.7(D)(1)).
27
Still not sure what the name of the development is. The Planning Department routing sheet states "Myrtle
Court". The landscape plans state "Cowan Street Development'. Sheets A-1 through A-2 state "Myrtle Court
Townhomes". If they elect to use the latter, it should be renamed "Myrtle Street Condominiums" (again
"townhome" is an industry term that indicates that each unit is sold with its own, individual lot. The name of
the development can't be misleading or confusing).
Previous comment - What is the name of this development? The cover sheet says "Myrtle Court Division". The
individual sheets state "Cowan Street Development'. And the Planning Department routing sheets states
"Myrtle Court Replay.
Red -lined drawings are available at the Current Planning front desk. Be sure and return all
of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Yours Truly,
Bob Barkeen
City Planner
Page 7
45
Pedestrian sidewalks will need to be provided from the compact parking spaces to the adjacent sidewalk to
the building entrance(s). Please be sure all sidewalks shown on the utility plans are included on the site plan.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
29
Contact City Forester before removing any existing trees. Trees that are being proposed for removal may
need to be mitigated.
Department: PFA Issue Contact: Michael Chavez
Topic: General
37
Fire Sprinkler Requirement: Three of the four buildings will be required to have fire sprinklers due to being out
of access. The building which runs along Myrtle Street will not be required to have fire sprinklers. 97 UFC
902.2.1
38
Water Supply: Fire hydrants are required. Commercial buildings must be within 300 feet of a fire hydrant. Each hydrant
must be capable of delivering 1500 gallons of water per minute with a residual pressure of 20 psi. 97 UFC 901.2.2.2
39
Address Numerals: Address numerals shall be visible from the street fronting the property, and posted with a minimum
6-inch numeral on a contrasting background. 97 UFC 901.4.4
Department: Transportation Planning Issue Contact: Mark Jackson
Topic: General
42
Trans. Planning will coordinate with Stormwater Dept. to arrive at direction for developer. Existing storm sewer
inlet in location where pedestrian ramp would be located. We will advise.
43
Pedestrian ramps on site plan shown too for set back. Move forward and they should miss the stormwater
inlet. This design works at several other locations in Old Town.
44
Landscape Plan and sheet 4 of 9 on Utility Plans do not reflect center pedestrian walkway to 4 compact
parking spaces in alley. Make consistent with site plan.
Department: Zoning Issue Contact: Peter Barnes
Topic: landscaping
25
They have removed the noted planting notes. However, now they need to renumber the planting notes list
so that they are sequential. For example, they deleted note #7 as requested, but the list now goes from #6 to
#8.
Previous comment - numerous "planting notes" on sheet L-2 seem to be contractual in nature and shouldn't
be on our plans. For example, #'s 7,9,10,12, 16, 19, 20. All such notes should be removed. The City doesn't
want to get involved in "enforcing" such things.
26
The landscape notes list on sheet L-2 now needs to be renumbered sequentially since they removed the
notes requested.
Previous comment - Some of the 'landscape notes" on sheet L-2 reference individual lots. Since there is no
longer a replat proposed, and since this development is one parcel, such notes should be removed or
clarified.
Page 6
If you have any questions regarding erosion control, please call Bob Zakely at (970) 221-6700.
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Utility Plans
92
Install a wye or tee fitting in existing 6-inch sewer at points where 6-inch services are being connected.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Utility Plans
42
REPEAT COMMENT Use all current City of Fort Collins standard details.
43
REPEAT COMMENT Show and label all existing water and sewer services which exist on this property. Clearly
define weather they are to be used or abandoned. If these services are to be abandoned, then provide
details for their abandonment.
44
See site, landscape and utility plans for other comments.
82
Proposed sanitary sewer services which are connecting to existing VCP must be connected by cutting a
sanitary tee into the existing main. Clearly define this on the overall utility plan.
83
Typically a 1-inch water service and a 4-inch sanitary sewer service is used for a 4-plex. Is a 1-.5-inch water
and 6-inch sanitary sewer service required??
84
Field locate gas and electric mains and show all existing and proposed gas and electric mains/services on
the overall utility plan.
85
Include the standard general note pertaining to depth of bury for water lines on the overall utility plan sheet.
86
Place all pertinent information concerning water and sewer plan view information on one sheet.
87
Provide a 5 foot utility easement along the existing alley.
Department: Advance Planning Issue Contact: Karen McWilliams
Topic: General
41
Existing house determined to lack significance for designation due to previous modifications/alterations, and
may be demolished.
Department: Current Planning Issue Contact: Bob Barkeen
Topic: General
36
A change in material or the addition of some evergreen trees to be located between the porches, along the
rear of the garages along the Myrtle Court elevations. This will help break up the elevation, focusing on the
entryway to each unit, similar to the elevations along Cowan Street. Additionally, each building should be
painted a different color.
Page 5
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
57
Please provide details for all drainage structures including water quality outlet structure, valley pans, curb
cuts, etc.
58
The water quality ponds need to be in drainage easements. This can be done with a replat or easement by
separate document. Repeat Comment-7/31/02
88
Please provide attenuated flow calculations in order to evaluate the peak flow in the alley. A design point is
needed at the most downstream point of the alley to verify alley capacity.
89
The rainfall criteria used to calculate the runoff has been changed as of 1999. Please use the new rainfall
criteria and recalculate all flows.
90
The water quality pond calculations did not include the imperviousness for the rooftops. Please include all
imperviousness for the site including the rooftops and recalculate required volume.
91
Please explain in the text of the report why detention is not warranted for this site. This is needed for
documentation purposes. This site will drain before the peak in the master drainage basin, which removing
the water earlier would be the better alternative.
102
A maximum 500 sf of drainage from an alley or private drive can drain over a sidewalk for the 2-year storm.
Please provide a sidewalk chase designed for the 2-year storm for all the flows from the alley.
103
Although a modified water quality outlet structure would be needed for this site, the City does not allow
gravel filters due to past experience. Please provide an outlet structure as close to the City's standard as
possible. A well screen is standard for filtering. The use of the curb for the outlet structure would be
acceptable. Please call Wes Lomarque at (970) 416-2418 if you have any questions.
104
In analysis of the three water quality ponds, there is a large amount of landscaping (bushes, shrubs) planned
within the ponds and they may not function as designed. With the small nature of each pond, this extra
landscaping will take up much of the volume and could create clogging. Please investigate an alternative
for the water quality volume that could be contained in one pond. This could be done in a long and narrow
pond running north -south along the alley, or possibly a pond in the northwest corner of the site.
Topic: Erosion/Sediment Control
32
1. Please submit a sediment and erosion control report and plans that are in accordance with City of Fort
Collins Specifications. This should include a report, calculations, and plans that contain required elements.
105
1. No City Erosion Control notes on the plan.
2. No schedule on the plan.
3. How are you going to seed and mulch a small area like this when people are tromping all over it with
backhoes and loaders?
Page 4
Please use the most current general notes. A hard copy is attached. Please contact me if you'd prefer them
via email.
64
Please reference the soils report on the cover sheet.
65
Please provide two benchmarks on the cover sheet. These should be obtained from the Fort Collins Survey,
not the Loveland Survey.
66
It appears that sheets 5 and 6 can be combined with sheet 7 to simplify the plan set.
Topic: Utility Plans Sheet 2
67
Please remove the notice to the contractor. The 2nd note is covered in the general notes, and the first is not
an item that the city is a parry to so the city will not sign off on this sheet if it is included.
Topic: Utility Plans Sheet 7
78
Please show all street cuts and include the street cut note on this sheet.
79
Any overhead utilities need to be undergrounded.
80
The utility pedestal and electric box should be relocated outside of the ROW for the alley
81
The directional raps should align with the sidewalks as closely as possible, instead of being so for offset.
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape Plan
29
A streetlight will be installed by Light & Power at the southeast corner of the site between the walk & curb.
The street tree locations must be adjusted to maintain a minimum of 40-ft. clearance between the light and
street trees.
Topic:
28
A 6-ff. easement is required along the south property line from the alley to the street.
Topic: Site Plan
27
The site plan lists these as townhouses, but it appears this will be just one lot (condominiums). A plat was not
included in the review package, but it appears a 6-ft. easement is planned along the alley. Light & Power
will require this easement.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Site Plan
33
Contact City Forester before removing any existing trees. Trees that are being proposed for removal may
need to be mitigated.
Page 3
50
The driveway areas used to access the garages need to be in access easements.
51
Please show existing/offsite features. These should be shown in a grey/phantom line weight.
54
Please see reclined plans for additional comments
61
Please match the utility plans with the site and landscape plans. There are discrepancies in several locations
Topic: Grading/Erosion Control/Drainage plan
68
Please label all existing grade lines.
Topic: Landscape Plan
93
It appears that Utility separation requirements from landscaping are not being met.
94
Please provide better labeling or a legend for utilities.
95
Please match to the site plan.
96
Please use an engineer's scale for Site, Landscape AND Utility plans.
101
Note 23 is incorrect. Please provide the correct sight distance easement language (attached) or remove
note if no sight distance easement is needed for this project.
Topic: Site Plan
97
Please see redlines on cover sheet. The indemnification statement, general notes, and typical street section
are only required on the Utility plans.
98
A note has been made referring to the maximum number of possible trips generated, but I have not seen a
Transportation Impact Study or memo to support this.
99
Please label the ROW widths and sidewalk widths.
100
Please show the existing curb cuts to be demo'ed.
Topic: Utility Plans
62
Please see the redlined utility plan checklist for missing items, revise checklist and plans, and return with the
next submittal.
63
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
MARK BRANNON Date: 8/12/2002
2701 ALCOTT ST., STE. 485 3
DENVER, CO 80211
Staff has reviewed your submittal for MYRTLE COURT-607 COWAN ST-TYPE II #35-99,
and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Katie Moore
Topic: Alley plan and profile
23
Please show how the alley will transition for inverted crown or side drained to flat at the sidewalk.
(Repeat 7.18.02) - See figure 8-12 for the design of an alley intersection with inverted crown. An area inlet will
be required.
69
There still appears to be private improvements within the ROW (gutter). Please remove these from the ROW
(repeat).
70
Please label the alley as concrete.
71
The maximum cross -slope in the alley is 3%.
72
Please remove the pavement design note; pavement design will be approved at a later date, separate from
these plans.
73
Please install a new driveway cut connecting the alley with Myrtle (20' wide to be consistent with the alley)
74
Please provide at least 100' of offsite information/design to show that what is being proposed will work with
existing conditions.
75
The maximum grade break allowed is 0.4%.
76
Please provide existing and proposed elevations at labeled stations on the profile view (typ).
77
The north arrow on this sheet is incorrect, and the alley comes out on Myrtle, not Cowan.
Topic: General
47
A utility coordination meeting will be required due to site constraints. Please let me know if there are certain
times that are better or worse for you. I need a minimum of one week to coordinate the schedules of city
staff. Please contact me at (970) 221-6605 or via email at kamoore@fcgov.com.
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