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HomeMy WebLinkAboutHOWES STREET HIDEAWAYS, PHASE II - PDP/FDP - 35-97 - CORRESPONDENCE - REVISIONS (5)0 - Four (4) copies of the Building Elevations - Eight (8) copies of the Site and Landscape Plan - Three (3) copies of the Utility Plans, and - Two (2) copies of the Drainage Plans Should you have any questions or require additional information, please give me a call. Sincerely, and Design LLC Principal enclosures cc: Chris Ray, Brian Shear Howes Street Submittal 0 adjacent to the house with a gate opening to the walk. e) Please show the two existing parking spaces on the site plan. Are these to remain for a total of six? - The proposed parking lot will have four (4) new parking spaces. The two existing spaces are located in the existing driveway which accesses from S. Howes Street and is adjacent to the existing home. These two existing spaces have been labeled and these two spaces will remain. j) Please provide a detail of the security lighting and add to general note #17 that lighting will be down -directional, cut-off lighting. - Note #17 has been revised to state "Fixtures shall be cut off type, down directional fixtures." The actual fixture type has not yet been selected but shall comply with this restriction. g) Please replace "Landscape Notes " with General Notes ". - General Notes has been added to the plan and Plant Notes have been revised to "Landscape Notes". h) Please number Landscape Assurances as note #11. - The Landscape Assurances note has been added to the Landscape Notes section. i) You must provide a pedestrian connection from the duplex units to the sidewalk along South Howes Street. - A walkway has been added to the Site Plan which connects the units with the S. Howes St. sidewalk. j) Trees must be located in both islands immediately to the north and south of the parking spaces. In addition, please add shrubs/foundation plantings to the east elevation. - Trees have been added to the islands and shrubs have been added to the east side of the building. k) Is the shrub that is proposed to be removed to be replaced on site? If it is please show where. - The existing shrubs to be removed will not be move on site and a note has been added which states " Existing shrubs to be removed from site". 1) On the elevations, please label the building colors and materials on the various elevations. - The elevations have been labeled. m) The roofing material shall be high profile, heavy dimensional shingles. - As labeled on the revised building elevations, the roofing material shall be "Heritage Style Asphalt Shingles" which is a dimensional type shingle. n) Additional comments from the "Red -Lined" print. - General notes #3 - The existing home is actually a Two Family Dwelling Unit. - Type of Dwelling Units has been revised to "Two Family Dwelling Unit". - Development Schedule has been revised to begin construction in June of 1998 with completion by December of 1998. 14. Comments from Tim Buchanan - City Forester, red lined print. - Irrigation note #7 under Landscape Notes has been revised. - Plant Notes has been revised to Landscape Notes. - The following Landscape Notes have been added: i. Tree protection specs per 3.2.1 C7 ii. Topsoil conservation per 3.2.1 I1 iii. Soil amendments per 3.2.1 I2 - Two additional trees have been added in the median islands in the parking lot. - Shrubs have been added to the west side of the building at 5' o.c. - Additional shrubs could not be added to the south building elevation because this is where a walk was added to connect to the walk on S. Howes St. - One of Tim's notes states "Screening from residential uses shall consist of a fence or wall". This refers to the North side of the parking lot. The applicant feels that a fence in this location is not justified because the existing garage to the north is approximately 2' from the property line and it serves as a screenibuffer from the existing residential uses on the front of the adjacent lot. Hopefully this addresses all of Staff s comments at this time. I have enclosed the following revised prints for your review as well as the staffs original "Red -Lined" prints: 4 0 - The front porch is cantilevered over the setback line which the applicant believes is acceptable to the building department. g) The parking should be hard surfaced. - The proposed parking lot will be either asphalt paving or concrete. 10. Engineering Department a) Patch area on South Howes Street needs to be patched in accordance with the standard for PCCP patches. - All areas requiring patching due to construction of the two family home will be done to City standards. b) Note on the Red -Lined plan states "Increased traffic volumes may require alley improvements to this portion ". This refers to the alley to the south of the site. - Based upon conversations with Mike Dean in Engineering, the City will not require paving of this section of the alley by the applicant/developer. - Also note that the sewer stub shown in the rear of the lot off of the alley was installed prior to the alley being paved adjacent to this lot. - The water service will be bored under the existing curb, gutter, and sidewalk. 11. Stormwater Utility See comments from Shear Engineering. Note that the applicant is working with the adjacent property owner to the north (owner of lot 10) on a letter of agreement related to drainage and runoff. 12. Water/Wastewater a) Add note to landscape plan to locate all utilities prior to planting. - This note has been added to the landscape plan. See comments from Shear En ' eerin related to the other Water/Wastewater comments. 13. Current Planning Department a) To comply with Section 4.14(E)(2)(a) Block Structure of the Land Use Code, you will need to demonstrate how the development plan contributes to the overall mix of block types within the surrounding area. I recommend reviewing the neighborhood and analyzing the mix of block types with the requirements of the block standards in Section 4.14(E) (2) (b). - A review of the existing neighborhood was completed to analysis the mix of uses within the block. The area analyzed was bounded by the south side of West Mulberry to the north, the railroad tracks on South Mason Street to the east, the north side of West Laurel to the south and the east side of South Meldrum Street to the west. The following is the results: Number of commercial/retail buildings: 13 Number of office buildings: 6 Number of residential buildings: 60 % of commercial/retail buildings: 16.46% % of office buildings: 7.59% % of residential buildings: 75.95% The addition of one - Two (2) family dwelling unit changes the mix as follows: % of commercial/retail buildings: 16.25% %of office buildings: 7.5% % of residential buildings: 76.25% b) Section 3.4.7 of the Land Use Code addresses the impact of new development on historic resources. As the house at 510 South Howes in a local landmark, the development proposal must comply with this section, including the following standards:... - As noted above, the building elevations have been revised to be more in character with the existing house. - The dominant building material has been changed to match the brick color of the existing house. c) On the site plan, please add a signature block for the Planning and Zoning Board. - As we discussed, this is a Type I review, so a signature block for the Planning Director has been added. d) Is there a trash collection area? Please show it on the site plan and provide a detail of it. - A 4' x 4' trash collection area has been shown on the site. It will consist of a 4' high solid wood fence 3 r� 3. Light and Power a) The existing underground electric service to 510 S. Howes St., will need to be relocated prior to issuance of a building permit for the new duplex. - Item noted and if the service needs relocation, the developer will do so at the time of construction. b) The owner will be responsible for all required modifications to the electric system, plus normal electric development charges. - Item noted. 4. Natural Resources Department a) Trash storage areas should be adequately sized to allow for "curbside" recyclables to be stored. - A 4' x4' trash enclosure has been added to the Site Plan screened by a 4' high solid wood fence. 5. Park Planning Division a) Neighborhood and community park fees will be due on both living units. - All required Park fees will be paid at the time of building permit. 6. Public Service Company of Colorado a) "Any reroute of existing PSCO facilities will beat developer's expense." - Item noted. 7. Poudre Fire Authority a) Provide addresses on Howes Street similar to Phase I apartments. - Addresses for the proposed units will be added to the existing sign in Phase I. 8. TCI a) TCI will not move any facilities for this project unless the developer pays for relocation. - Item noted b) Any damage to our facilities will be billed at full cost. - Item noted. c) Our facilities run North South in the alley, the parking area in the back of the property is the area of concern. - Item noted. 9. Zoning Department a) Please show building envelope and dimensions. - The building envelope and dimensions have been shown on the site plan. b) The north and south elevations aren't very appealing. Additional architectural details should be added (similar to the existing house). - The owner has revised the building elevations based upon the red -lined print as follows (as noted above): Brick was added to four (4) sides of the house as well as a 10" freeze board and 10" band Board Heritage style asphalt shingles were added Single hung windows are shown instead of sliding type windows Bracing was added to the porch roof overhangs A hip roof is shown instead of the gable style roof c) If it is the intent to rent to more than three (3) unrelated adults, it must comply with Section 3.8.16 of the Land Use Code. - The proposed units are each three (3) bedrooms and the intent is to rent to three persons only per unit. d) There is a discrepancy between the applicant's planning objectives (which state three (3) bedrooms) and other areas of the submittal which say four (4) bedroom duplex. Could you please clarify this issue? - Each of the proposed two (2) units will contain three (3) bedrooms each. e) Is there not any pedestrian access to the middle yard except through the side landscaping? - The site plan has been revised and a walkway has been added on the south side of the building through the middle yard and connecting to the existing walk on the south side of the existing house. f The porch on the north side is only about 1 'from the property line. This may result in a building code issue. K • Pil"eCrest Pla""i>"g al"b Design LLC Landscape Architecture. Lana Planning and Construction Manasement 4225 Westshore Way ♦ Fort Collins, CO 80525 (970) 226-1655 Fax (970) 226-1635 March 6, 1998 Ms. Leanne Harter City Planner City of Fort Collins Current Planning Department 281 North College Avenue P.O. Box 580 Fort Collins, Colorado 80522-0580 RE: Howes Street Hideaways - Phase H - Project # 35-97 PDP/Final Plan Resubmittal Dear Leanne: Based upon the Staff comments in your letter of January 21, 1998, please note the following: 1. Advanced Planning Department a) The house at this location (510 S. Howes) was designated as an individual local landmark for both architectural and historical significance to Fort Collins by Ordinance # 73, 1996 - Item Noted b) The garage has not been determined eligible or ineligible. Therefore, the owner will be required to go through Demolition Review to tear down or alter the garage. - The owner submitted for a Demolition Permit and it was granted in February of 1998. c) It would be nice to see if the new construction could reflect the architectural details of the designated house. - The owner has revised the building elevations based upon the red -lined print as follows: Brick was added to four (4) sides of the house as well as a 10" freeze board and 10" band Board Heritage style asphalt shingles were added Single hung windows are shown instead of sliding type windows Bracing was added to the porch roof overhangs A hip roof is shown instead of the gable style roof 2. Building Department Comments a) The site shall be accessible to persons with disabilities in accordance with UBC Section 3103 and UBC Appendix Section 3106. - This item has been discussed with Sharon Getz in the Building Department and will be resolved prior to issuance of a building permit. b) The Plan shows a duplex unit proposed on the same property as the existing single family dwelling rather than single family attached units as stated in the "planning objectives. " - Both the existing dwelling and proposed dwelling are considered "two family dwelling units". c) Buildings shall be designated to comply with the Fort Collins Residential Energy Code (MEC 95 with local amendments). - The building will be constructed to comply with the Code. d) The City is currently reviewing the 1997 editions of the Uniform codes for adoption. - Item noted.