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Home My WebLink AboutBY DESIGN ( 500 S WASHINGTON AVE) PDP - 06-07A - CORRESPONDENCE -Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS PDP - Final Compliance Request to subdivide the current 13,401 sq ft single family lot into two single family lots (one 7,401 sq ft and one 6,000 sq ft). This lot is located on the SW corner of W. Mulberry Avenue and S. Washington St. Zoning is NCL - Neighborhood Conservation Low-Density Project Type: Project Desc: File ID: 06-07A Planner: Shelby Joy DMS Project Num: CP071961 ID Topic Issue Status Round Comment By Initial Date 1 Traffic Engineering [2/12/07] No issues Active 1 Eric Bracke 02/12/2007 2 ZONING [2/13/07] Street trees need to be shown along S Washington St. See section 3.2.1(D)(2) Resolved 1 Jenny Nuckols 02/13/2007 3 ZONING [2/13/07] We don't need to see an elevation of the house. We wil look at that at the time of the building permit. Resolved 1 Jenny Nuckols 02/13/2007 4 General [2/14/07] The following departments have indicated that they have no concerns with this proposal: Park Planning, Water Conservation, GIS, Historic Preservation. Resolved 1 Shelby Joy 02/14/2007 5 General [2/14/07] Rick Lee with the Building Department has attached the building codes and standards that will apply to this proposal. Resolved 1 Shelby Joy 02/14/2007 6 General [2/20/07] Comcast is requesting a 5 foot utility easement between 500 S. Washington and 821 W. Mulberry St. for a service drop to the new house. Comcast facilities are located between both of these properties on Mulberry. Resolved 1 Shelby Joy 02/20/2007 7 Site/Landscape Plan [2/22/07] Please add the City's standard signature blocks to the site/landscape plan (owner's certification and Director of Planning). Resolved 1 Shelby Joy 02/22/2007 8 Site/Landscape Plan [2/22/07] Please add land use information to the site/landscape plan including: zone district, proposed use, total lot area for each lot, total floor area for each house, proposed building height. Resolved 1 Shelby Joy 02/22/2007 9 Site/Landscape Plan [2/22/07] Please dimension existing sidewalks. Resolved 1 Shelby Joy 02/22/2007 10 Site/Landscape Plan [2/22/07] Please refer to Land Use Code Section 3.2.1(D) for street tree requirements. You will need to show street trees along Washington St. and provide information about the tree species and sizes for all proposed street rees. Resolved 1 Shelby Joy 02/22/2007 3/7/2011 Page 1 Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 11 Landscape Plan [2/22/07] Please identify existing tree species, sizes and conditions and your intent to remove, transplant or protect such trees per Section 3.2.1(F) of the Land Use Code. If any significant trees are proposed to be removed you will need approval from the City Forester. Resolved 1 Shelby Joy 02/22/2007 12 Site/Landscape Plan [2/22/07] The minimum setback for detached accessory buildings from any arterial street right-of-way shall be 30 feet per Section 3.5.2(D). The proposed new location for the existing garage is set back from Mulberry 15.3 feet and does not comply with this standard. I think your best solution would be too keep the garage where it is (existing structures are not subject to the setback requirements), remove the "flagpole" chunk of lot 2, and pursue a modification of standard for the 6,000 minimum lot area standard in Section 4.7(D)(1). I am happy to discuss your options and the modification of standards process with you. Resolved 1 Shelby Joy 02/22/2007 14 Utility Plans [2/22/07] Please submit Utility Plans in accordance with LCUASS. Please complete the checklist in Appendix E4 (attached) and submit with the next round of review. All highlighted items must be completed in the plan sets in order to go to hearing. You can use the statement below in lieu of the General and Construction Notes in Appendix E1 and E2: "General Construction Notes #1 through 18, 20 through 39, and 42 through 46 as listed in Appendix E-1 of the Larimer County Urban Area Street Standards (LCUASS) shall apply and be followed for this project." "The Construction Notes under subsection Street Improvement Notes and Traffic Signing, and Pavement Marking Construction Notes in Appendix E-2 of the Larimer County Urban Area Street Standards (LCUASS) shall apply and be followed by this project as applicable. Resolved 1 Susan Joy 02/22/2007 15 Utility Plans [2/22/07] Please use different lineweights for existing and proposed utilities. Can either provide a legend or label each individually, your choice. Resolved 1 Susan Joy 02/22/2007 16 Utility Plans [2/22/07] Label and dimension existing sidewalk. Dimension and label driveways as proposed or existing. In Final Compliance, you will need to station the proposed driveway and design in accordance with 706. Resolved 1 Susan Joy 02/22/2007 3/7/2011 Page 2 Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 17 Utility Plans [3/15/07] (FC) In addition to those shown, please provide details 701, 1601 and 1602. [2/22/07] Please provide all appropriate details (Final Compliance). Resolved 1 Susan Joy 02/22/2007 18 Utility Plans [2/22/07] Label existing curb type. Show approximate curb cut. See LCUASS for other requirements. Resolved 1 Susan Joy 02/22/2007 19 General [2/22/07] Show all existing features (sidewalk ((dimensioned)), ramps, driveways, etc) for 150' of the project boundaries on the site, utility and landscape plan sets. Resolved 1 Susan Joy 02/22/2007 20 General [2/22/07] Please provide a letter of intent for all offsite easements in order to go to hearing. The actual easement will be required in Final Compliance. Resolved 1 Susan Joy 02/22/2007 21 General [2/22/07] The offsite sewer appears to connect into the main located within an alley but this is not shown clearly on the plans. Please show the existing alley row (labeled and dimensioned) as part of all plan sets. Resolved 1 Susan Joy 02/22/2007 22 Utility Plans - Grading [2/22/07] Show existing contours for a minimum of 50' offsite and tie proposed into existing. Resolved 1 Susan Joy 02/22/2007 23 General [2/23/07] The easement dedication statement is incorrect. Please resubmit using the City template. Email me at sjoy@fcgov.com and I'll email it to you. This does not need to be completed until Final Compliance. To go to hearing, you must have letters of intents from all property owners. Update: 2/2/7 The two easements are private and will not be dedicated to the city. Resolved 1 Susan Joy 02/22/2007 24 General [2/22/07] Per comment #6, another easement is required. Resolved 1 Susan Joy 02/22/2007 25 General [2/22/07] Tim Varrone (GIS): Lot 2 will be receiving an address of 508 S. Washington. Resolved 1 Shelby Joy 02/22/2007 26 Plat [3/15/07] (FC) [2/23/07] Please see 3.2.7E for Vicinity Map scaling. Resolved 1 Susan Joy 02/23/2007 27 Landscape Plan [2/23/07] Show all utilities, row, easements, etc. Please label and dimension existing or proposed sidewalks. Resolved 1 Susan Joy 02/23/2007 3/7/2011 Page 3 Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 28 General [2/23/07] Please complete a TDRF application for the two easements and pay the appropriate fee. Resolved 1 Susan Joy 02/23/2007 29 General [2/23/07] No comments. Active 1 Pete Wray 02/23/2007 30 General [2/26/07] No issues or concerns. Active 1 David Averill 02/26/2007 31 Stormwater [2/26/07] Please add proposed contours on the grading plan for the new lot. Resolved 1 Wes Lamarque 02/26/2007 32 Stormwater [2/26/07] Please add spot elevations for all the lot corners on the new lot. Resolved 1 Wes Lamarque 02/26/2007 33 Water/Wastewater [2/27/07] At final compliance, provide utility plans which include the applicable water/sewer details. Resolved 1 Roger Buffington 02/27/2007 34 Fire [2/27/07] ADDRESSING: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). Because the structure is on the east side of Washington Street, it is required to have an even-numbered address. 97UFC 901.4.4 Active 1 Carie Dann 02/27/2007 35 General [2/27/07] Post Office (Bonnie Ham): Mailbox for new house will be the same mode of delivery as the existing house. Resolved 1 Shelby Joy 02/27/2007 36 Floodplain [3/20/07] Repeat Comment. [2/27/07] 1. Please include the 100-year floodplain boundaries on the plat. 2. A floodplain use permit is required for construction of the driveway since it is in the floodplain. Resolved 1 Wes Lamarque 02/27/2007 37 Electric Utility [3/1/07] Assuming the new house will require the base service of 150 amps (or less), the electric development charges that will apply are estimated to be $6,000.00. If a 200 amp service is required, the electric development charges are estimated at $8,000.00. Contact Light & Power Engineering to initiate an electric design and invoice. Active 1 Doug Martine 03/01/2007 3/7/2011 Page 4 Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 38 Utility Plans - General [3/15/07] Great submittal! This project is ready for hearing pending the receipt of the letters of intent. I have a few comments but they are all for final compliance. I will include them with this review just so we can get through Final Complaince with one review and then straight to mylars. Thanks for the great job you did! Resolved 2 Susan Joy 03/15/2007 39 Site/Landscpae Plan [3/15/07] (FC) Since your company likes to use a different project name in the title block, please place the project title to match the utility and plat plans across the top of the site and landscape plan so that we at the city can file them correctly. Thanks. Resolved 2 Susan Joy 03/15/2007 40 General [3/15/07] (FC) Minimum residential driveway widths are 12' to the row. You can narrow it down after that if you like, no problems there. Resolved 2 Susan Joy 03/15/2007 41 General [3/15/07] (FC) All plan sets - the proposed offsite easements need to be labeled as "15' Utility Easement dedicated by separate document, reception # XXXXX". Resolved 2 Susan Joy 03/15/2007 42 Utility Plans - Grading [3/15/07] (FC) Add the note: The top of foundation elevations shown are the minum elevations required for protection from the 100-year storm. Resolved 2 Susan Joy 03/15/2007 43 Utility Plans - Grading [3/15/07] (FC) Missing two lot corner spot elevations. Resolved 2 Susan Joy 03/15/2007 44 Utility Plans - General [3/15/07] (FC) See redlines for other comments. Resolved 2 Susan Joy 03/15/2007 45 Water/Wastewater [3/19/07] As shown on the plans, it's doubtful that the sewer service could be installed or maintained without encroaching where there is no easement. It appears that two 45-degree bends are needed. Resolved 2 Roger Buffington 03/19/2007 46 Modification Request [3/20/07] (Before Hearing) Thank you for providing the modification of standards request. In your request, please provide a direct citation of the code language (Division 4.7(D)(1)) in addition to the information that you provided. Also, please provide record of your modification request on the site plan next to the density calculation. Resolved 2 Shelby Joy 03/20/2007 3/7/2011 Page 5 Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 47 Site Plan [3/20/07] Please be aware that if the south wall of the new house exceeds 18 feet in height, the side yard setback along the south side will need to be increased. Resolved 2 Shelby Joy 03/20/2007 48 Landscape Plan [3/20/07] (Final Compliance) Since the site and landscape plans have been separated onto 2 sheets, you only need to include the signature blocks (owner and Director of Planning) on the Site Plan. Resolved 2 Shelby Joy 03/20/2007 49 Stormwater [3/20/07] Stormwater is ready for a hearing. No more comments before Hearing. Resolved 2 Wes Lamarque 03/20/2007 50 Landscape Plan [3/21/07] (Final Compliance) Please add tree protection and general landscape notes to landscape plan (see attached document for information). Also, use different symbols for existing vs. proposed landscaping. Please clearly show which tree is proposed to be removed. Resolved 2 Shelby Joy 03/21/2007 51 Plat [3/22/07] From Technical Services: Boundary closes. Resolved 2 Susan Joy 03/22/2007 52 Plat [3/22/07] From Technical Services: Typo in legal. Should be Northwest 1/4, not Northeast. Resolved 2 Susan Joy 03/22/2007 53 Plat [3/22/07] From Technical Services: Would like to see title changed to: Westlawn Addition Replat of Lots 1 and 2, Block 1. From Engineering: Please change title to match plat on all plan sets (site, landscape, utility). Resolved 2 Susan Joy 03/22/2007 54 Landscape Plan [3/23/07] From Tim Buchanan (Forestry): Some changes need to be made to the street tree locations and species selection. See comments on redlines. Add attached lanscape notes to landscape plan. Active 2 Shelby Joy 03/23/2007 55 General [5/3/07] No comments Active 3 Janet McTague 05/03/2007 56 Water/Wastewater [5/11/07] Move curb stop and meter pit so that curb stop is within R.O.W. Active 3 Roger Buffington 05/11/2007 57 Landscape Plan [5/11/07] Adjust tree location to provide 6 foot min. separation from water service line. Active 3 Roger Buffington 05/11/2007 3/7/2011 Page 6 Project: BY DESIGN (500 S WASHINGTON AVE) PDP- TYPE I AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 58 Site Plan [5/14/07] In order to give you more flexibility with the new house design, please revise the site plan to show the potential building envelope area (with the appropriate setbacks) and then add a note indicating that the house is subject to a 2,000 square foot maximum floor area. Then, the zoning department will review the house plans to ensure that it falls within this envelope area and satisfies the appropriate setbacks. Then please update the landscape plan to show the same envelope as the site plan. Active 3 Shelby Joy 05/14/2007 59 Plat [5/14/07] Please see minor redlines on Subdivision Plat. Active 3 Shelby Joy 05/14/2007 60 Plat [5/14/07] No comments. Active 3 Dana Leavitt 05/14/2007 61 Utility Plans [5/14/07] Please provide the notes shown in Appendix E2. Active 3 Susan Joy 05/14/2007 62 Utility Plans [5/14/07] Detail Sheet - two of the details look like they won't scan too well - perhaps reducing the pen width on the small font will help? Active 3 Susan Joy 05/14/2007 63 Floodplain [5/15/07] A Floodplain Use Permit is required at time of Building Permit for the construction of the proposed driveway for Lot 2. Active 3 Wes Lamarque 05/15/2007 64 General [5/16/07] Please address all of these remaining issues and then submit your mylars for recording. You will need to submit one set of the site and landscape plans and three copies of the plat on mylar. Please make sure all of the owner and attorney signature blocks are completed and I will get the necessary City signatures (we have a notary stamp here if you are the owner who will be signing). Please submit the utility plans to Susan Joy directly and she will take you though the utility plan recording process. Active 3 Shelby Joy 05/16/2007 3/7/2011 Page 7