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HomeMy WebLinkAboutGRANT STREET CORNERS - PDP - 20-08 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCONCEPTUAL REVIEW STAFF COMMENTS ia 10. Please be aware that you will owe both the Project Development Plan fee and the Transportation Development Review (TDR) fee and applications at the time the project is submitted. For the Project Development Plan fee, you will follow the small project fee schedule found on page 2 of the Development Review Fee Schedule, online at hftp://fcqov.com/currentplanning/submiftals.php. For an estimate of the TDR Fee please contact the Engineering department. - Done 11. Please feel free contact me if you have any questions about the code requirements or need some help figuring out your next steps in the process. - Thank You 12. When you are ready to submit your application to the City for review, please schedule a submittal appointment at the Development Review Center with Sandy Lindell or Dorren Belfy at 221-6760. - Done 4 5. A 7 0 7 CONCEPTUAL REVIEW STAFF COMMENTS this area, we should definitely inform the neighborhood before the public hearing. If you are interested, we can schedule a neighborhood meeting as soon as you provide me with a list of Affected Property Owners (APOs) within 800 feet of the subject property. Contact me and we can coordinate a date that will work and I will plan out the logistics (venue, notification letters, etc.). - Noted The entire Fort Collins Land Use Code (LUC) is available for your review on the web at hftp:/twww.colocode.com/fteollins/landuse/begin.htm - Noted This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), specifically Article 3 General Development Standards and Division 4.8 Neighborhood Conservation Medium Density District. - Used Please pay particular attention to the Land Use Standards, Dimensional Standards and Development Standards located in Division 4.8(D, E & F) of the Land Use Code. - Noted Other general development standards that will apply to this project include, but are not limited to: • Landscaping and tree protection(Section 3.2.1) • Engineering (Division 3.3) • Historic and Cultural Resources (Section 3.4.7) • Building and Project Compatibility (Section 3.5.1) • Residential Building Standards (Section 3.5.2) - Noted If you are requesting any modifications (exceptions or alternatives) to any Land Use Code standards, please follow the Modification of Standards procedures located in Division 2.8 of the Land Use Code, and submit your request letter(s) before or with your application materials. The administrative hearing officer will take your modification request(s) into consideration when reviewing and making a decision regarding your Project Development Plan. - No Modifications You will be required to submit a Project Development Plan (PDP) for review. Application forms and PDP submittal requirements can be found online at hftp://fcqov.com/currentplanning/submittals.php. Please contact me if you have questions about specific submittal requirements or if you would like to set up a meeting to go over your submittal checklist and materials. - Submitted W 6 _fit r� ll CONCEPTUAL REVIEW STAFF COMMENTS 15. The proposed "flagpole" configuration will be a maintenance issue in the future and the widths of these connections are not large enough for alley access. Please reconfigure this proposal. - Done PLANNING (Environmental Planner) Contact Info: Dana Leavitt, 224-6143, dleavitt(cDfcgov.com 1. Please contact Tim Buchanan, City Forester, about the impacts to the existing trees and/or if you propose to remove any trees. - No Trees Removed HISTORIC PRESERVATION Contact Info: Karen McWilliams, 224-6078, kmcwilliams(cDfcgov.com 1. If you propose to move or demolish any existing structures (including garages) you will need to go through the demolition/alteration review process. Please provide photos of all 4 sides of each structure to begin this process. - Noted 2. Intensification of this area (adding new homes) will be subject to the Land Use Code requirements located in Section 3.4.7 — standards relating to the compatibility of new construction in the existing conservation area. - Done PLANNING (Associate Planner) Contact Info: Shelby Sommer, 416-2138, ssommer c(D.fcgov.com 1. My suggestion is to rework this proposal to eliminate the lots that are only accessed from the alley and to either propose carriage house(s) and/or one new house. The "flagpole" design is not ideal and may result in some strange fencing and maintenance issues when you are no longer the owner of these properties. Once you have another design our Engineering Department recommends that you attend another Conceptual Review meeting. - Done 2. This proposal will be subject to the Development Review process. A decision (approval, approval with conditions or denial) will ultimately be made by the City's Administrative Hearing Officer following an Administrative Public Hearing (Type One Review). For an outline of the Development Review process, please download the "Overview of the Development Review Process" document located at hftp://fcqov.com/currentplanning/. - Noted 3. A neighborhood meeting is not required for Type One development proposals, but I recommend that if you proceed with intensification of VA 6��. CONCEPTUAL REVIEW STAFF COMMENTS 5. Damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. - Noted 6. You will be responsible for dedication additional right-of-way and easements for utilities as necessary. - Noted 7. Utility Plans, a Development Agreement, Development Construction Permit and Subdivision Plat will be required for this Project Development Plan. - Done 8. A utility coordination meeting is suggested if you have difficulty placing the utilities on the site. - Will have meeting if necessary 9. Any existing overhead utility lines will need to be undergrounded with this proposal. - Noted 10. You will be required to design and construct your properties' frontage along the alley to the nearest street (Myrtle), as well as prepare a preliminary design for the alley improvements out to Mulberry Street. Carriage houses do not trigger the alley improvement requirement. - No improvement needed 11. You will be required to design and construct sidewalks along all street frontages if not already existing. If sidewalks exist we will need to know how wide they are. If the sidewalks are less than 4.5 feet, you must add a minimum 4 feet in width or rip out the entire sidewalk and reconstruct it as a detached sidewalk. - Done 12. Per Land Use Code Section 3.6.2(J) lots can not have only alley frontage. The principle structure must be fronting a local residential street. - Done 13. Please check with Poudre Fire Authority for Emergency Access requirements. Lots 8 and 9 will have addressing issues, and we do not allow lots to only have alley frontage. - Noted 14. Pedestrian connectivity to the street frontages will also be nearly impossible to achieve with the alley -fronting lots (lots 8 and 9). - Corrected 9 ,a CONCEPTUAL REVIEW STAFF COMMENTS l itv of Iron C nllim WATER & WASTEWATER Contact Info: Roger Buffington, 221-6854, rbuffington(a-)fcgov.com 1. Existing mains: 8-inch water main in Grant; 4-inch water main and 8- inch sewer in Myrtle; 8-inch sewer in alley to west of 515 Myrtle only. - Noted 2. Each building must have a separate water service and a separate sewer service connecting to the City water/sewer mains. - Done 3. Extension of the sanitary sewer in alley may be required. This will be determined when the proposed layout is finalized. - Done 4. Provide easements for water/sewer services which must cross other properties to connect to public mains. - Done 5. Development fees and water rights will be due at time of building permits. According to utility billing information, some of these buildings are duplexes but are being billed for water and sewer as single family. It is currently not known if development fees were paid for the second unit of the duplexes. Permits will be researched to determine what credits can be applied and what development fees are due. - Noted ENGINEERING Contact Info: Susan Joy, 221-6605, sloe fcgov.com 1. The Transportation Development Review Fee will apply to this project. More information is available online at http://fcgov.com/engineering/dev-review.php. Please contact Susan if you have any questions or need help calculating the fee for your proposal. - Done 2. Larimer County Road Impact fees and Street Oversizing fees may apply to this development. Contact Matt Baker at 224-6108 or mbaker(a)fcgov.com for more information. - Noted 3. A Transportation Impact Study (TIS) may be required for this project. Please contact Eric Bracke in Traffic Operations at 224-6062 or ebracke(@fcgov.com for further information. - Not Required according to Ward Stanford 4. Any public improvements must be built according to Larimer County Urban Area Street Standards (LUCASS). - Noted 5 (M�klma)m CONCEPTUAL REVIEW STAFF COMMENTS Cilc of foil Collin 3. Relocation of existing electric service lines may be necessary to accommodate the new development. - Noted 4. Normal development fees will apply. - Noted STORMWATER UTILITY Contact Info: Glen Schlueter, 221-6700, gschlueter(a)-fcgov.com 1. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. - Done 2. The city wide development fee is $3,070/acre ($0.0705/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. - Noted 3. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. In the Old Town drainage basin these are required if there is an increase in imperviousness greater than 5000 square feet. - Less than 5000 square feet 4. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. If there is 5000 square feet or less of new imperviousness, water quantity detention is not required. Water quality treatment is provided for this site in the Udall Natural Area's water quality treatment facility. If there is an increase in imperviousness greater than 350 square feet, but less than 5000 square feet, a grading plan is all that is required. One other option is to compare the overall impervious percentage to the master plan impervious percentage of 50 percent. If it is equal to or less than that percentage, onsite detention would not be required. The impervious area percentage calculation would need to include one half of the adjacent streets and alleys. - Grading Plans done 5. The closest storm sewer access is an inlet on Myrtle St. near the intersection of Grant Ave. - Noted 6. If the increase in imperviousness is greater than 5000 square feet, an onsite detention pond would be required and it would need to be in a separate tract of land that is owned and maintained by the lots draining to it. - Less than 5000 square feet IH A 7. 8. 9. 10 IM] CONCEPTUAL REVIEW STAFF COMMENTS - Corrected Division 4.8(F)(7) of the Land Use Code states that no existing lot may be further subdivided in such manner as to create a new lot in the rear portion of the existing lot. Therefore, proposed Lots 8 and 9 would not be permitted as they are new lots in the rear portion of the existing lots. - Extra Lots were removed Minimum lot area is 2 times the total floor area of the building(s) but no less than 5,000 square feet. Proposed Lots 2 and 7 may not be large enough to meet this minimum lot area requirement. - Corrected Minimum front yard setback is 15 feet. - Shown on Plat Minimum rear yard setback is 5 feet from existing alleys. - Shown on Plat Minimum side yard setback is 5 feet for interior side yards for walls up to 18 feet in height. For walls that are over 18 feet in height, an additional side yard setback of 1 foot is required for each two feet of (or portion of) wall height above 18 feet. - Noted Lots are subject to a maximum Floor Area Ratio (FAR) of 0.33 on the rear 50 percent of the lot. - Done Maximum building height is two stories. - On elevations It may be in your best interest to propose Carriage Houses on the rear portion of one or more existing lots rather than create new lots. Carriage Houses are limited to a 600 square foot building footprint, 1000 square feet total and 1 % stories in height. Minimum lot area requirements apply for carriage houses. Specific Carriage House standards are outlined in Division 4.8(F) of the Land Use Code. - Using Carriage Houses If you cannot comply with any of the standards listed above, you will need to request a modification to the standard(s), outlined in Division 2.8 of the City's Land Use Code. - Noted LIGHT & POWER Contact Info: Janet McTague, 221-6700, utilities fcgov.com 1. Separate electric service will be required for each single-family detached dwelling unit. - Noted 2. A transformer (50 kVA) is located in the alley behind these properties on the southwest end. - Located 3 6al Citvof Fort Collins ITEM: MEETING DATE: CONCEPTUAL REVIEW STAFF COMMENTS Proposed replat of properties along South Grant and West Myrtle Streets in the Westlawn Subdivision. June 25, 2007 APPLICANT: Chris Ray Vantage Properties 1113 W. Plum Street C-102 Fort Collins, CO 80521 chrisray7(o-)gmail.com LAND USE DATA: There are currently six existing houses located at 515 through 529 South Grant Street and 804 through 812 West Myrtle Street. This is a proposal to replat these six properties to add three new single-family residential lots within this area of the Westlawn Subdivision. The properties are located within the City of Fort Collins and is zoned NCM — Neighborhood Conservation Medium Density District. COMMENTS: The following departmental agencies have offered comments for this proposal based on a sketch plan and photo which were presented to the review team: ZONING Contact Info: Jenny Nuckols, 416-2313, jnuckols(a fcgov.com 1. Single-family residential dwelling units are permitted in NCM — Neighborhood Conservation Density Zone District, subject to Type I (Administrative) review and public hearing approval. - Noted 2. The proposed "flagpole" configuration is unnecessary and will become a maintenance issue in the future. Please reconsider this configuration. - Lots were reconfigured 3. A minimum lot size of 5,000 square feet is required per single-family residential dwelling. - Shown on Plat 4. This proposal cannot put any existing properties out of compliance with respect to minimum lot size, floor area ratio and/or building setbacks. - Shown on Construction Plans 5. Minimum lot width for single-family residential uses is 40 feet. Proposed Lots 6 and 8 do not comply with the minimum lot width requirements.