Loading...
HomeMy WebLinkAboutOAK / WHITCOMB REPLAT - BASIC DEVELOPMENT REVIEW - BDR180038 - SUBMITTAL DOCUMENTS - ROUND 1 -1 September 07, 2018 Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: 525 West Oak Street, PDR180012, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal for 525 West Oak Street. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras, at 970-416-6689 or bbethuremharras@fcgov.com. Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 There will be two applications: 1) the Minor Subdivision plat, and RESPONSE: This is now a BDR for the Plat only. 2) a Minor Amendment with a site plan, landscape plan, grading plan and utility plan. (No need to find a plan to amend, just submit the new plans.) RESPONSE: As discussed, the owner decided not to pursue improvements to the site. Notice to neighbors is required. We (staff) send a letter. Comment Number: 2 NCM zoning regulations: it looks like lots 3 and 4 may not comply with standards for floor area on lots, and floor area in the rear half of lots. If indeed the proposal creates nonconformities, it would be helpful to discuss that as you prepare the submittals. Modification of Standards under Section 2.8.2 of the Land Use Code would be required. RESPONSE: Modifications are included with the submittal. Comment Number: 3 Per discussion at the meeting: is there any vehicular access to off-site parking for lots 3 and 4? Code standards require 1 off-street space for lots over 40 feet wide and 2 for lots under 40 feet. RESPONSE: The parking spaces for 214 and 218 Whitcomb will be accomplished by providing access easements on 525 West Oak’s property. 2 Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 1 08/31/2018: The majority of these properties are located in the City-regulated Old Town 100-year floodplain and all development in that floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. RESPONSE: Acknowledged. Comment Number: 2 08/31/2018: The large building on the southeast corner of the intersection of Oak and Whitcomb Streets cannot undergo a change of use from commercial to residential without being brought into compliance with the City’s floodplain elevation requirements. In addition, critical facilities and at-risk population facilities are not allowed within the floodplain. RESPONSE: Acknowledged. Comment Number: 3 08/31/2018: If any part of the residential construction in the proposed lot on the northeast corner of the site is within the high-risk flood fringe, the lowest finished floor of the structure (along with all duct work, heating, ventilation and air-conditioning systems, hot water heaters, boilers, electrical, etc.) must be elevated a minimum of 18-inches above the Base Flood Elevation (BFE). RESPONSE: Acknowledged. Comment Number: 4 08/31/2018: Existing buildings within the floodplain can be remodeled without bringing the building into compliance with elevation or floodproofing requirements, as long as the cost of the improvements does not equal or exceed one-half the assessed value of the structure. RESPONSE: Acknowledged. Comment Number: 5 09/04/2018: The rights-of-way along W Oak Street and Whitcomb Street are both located within the floodway. Prior to beginning any work in the floodway, the developer must obtain an approved floodplain use permit and no-rise certification. RESPONSE: Acknowledged. Comment Number: 6 09/04/2018: Prior to beginning any work in the flood fringe on these properties, the developer must obtain an approved floodplain use permit. RESPONSE: Acknowledged. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 09/04/2018: CRITERIA COMPLIANCE (SITE SPECIFIC COMMENT): The design of this site must conform to the Fort Collins Utilities Water and Wastewater Design Criteria Manual. RESPONSE: Acknowledged. Comment Number: 2 09/04/208: EXISTING WATER INFRASTRUCTURE (SITE SPECIFIC COMMENT): 3 There is an existing 4-inch water main in Whitcomb and an existing 6-inch main in Oak Street. There are existing 3/4-inch water services to the 525 Oak Street and 214 and 218 Whitcomb Street addresses. RESPONSE: Acknowledged. Comment Number: 3 09/04/2018: EXISTING SEWER INFRASTRUCTURE (SITE SPECIFIC COMMENT): There is an existing 8-inch sanitary sewer main in the alley east of the project site. The location of the sewer service to the 525 Oak Street address is likely aligned through the location where you plan to create a new residential lot. With the creation of that lot, the existing sewer service would need to be moved outside of that lot and connected to the sewer main in a new location where the service can remain on the commercial lot. RESPONSE: Acknowledged. Comment Number: 4 09/04/2018: SERVICE SEPARATION (STANDARD COMMENT): Separate water and sewer services will be required to service the residential use and commercial uses. RESPONSE: Acknowledged. Comment Number: 5 09/04/2018: SERVICE ABANDONMENT (STANDARD COMMENT): All existing water and sewer services that are not planned to be re-used with this project will be required to be abandoned at the main. RESPONSE: Acknowledged. Comment Number: 6 09/04/2018: WATER CONSERVATION (STANDARD COMMENT): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. Comment Number: 7 09/04/2018: FEES (STANDARD COMMENT): Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. RESPONSE: Acknowledged. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 09/04/2018: Light and Power is currently serving the property with single phase power from a 75 kVA transformer located on the south side of the large building at 525 W. Oak St. A secondary box from this transformer also serves 214 S Whitcomb. 218 S Whitcomb is served from a power source coming from the south. RESPONSE: Acknowledged. Comment Number: 2 09/04/2018: Are there any power requirements changing as a part of this proposed plan? If so, please bear in mind that the applicant will be responsible for all of the system modifications necessary as well as any new capacity fees that would be incurred. RESPONSE: Acknowledged. Power requirements are not changing. 4 Comment Number: 3 09/04/2018: Light and Power has overhead facilities running north and south from 218 Whitcomb to 214 Whitcomb. If any changes to the existing flood lighting system is deemed necessary, it will be the applicant's responsibility to pay for those modifications. RESPONSE: Acknowledged. Comment Number: 4 09/04/2018: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged. Department: Engineering Development Review Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com Topic: General Comment Number: 1 09/03/2018: Bike Rack will need to be removed from the right of way. RESPONSE: Acknowledged. Comment Number: 2 09/03/2018: The eastern driveway will need to be repaired and brought up to standards. RESPONSE: The owner decided not to pursue improvements to the site and is now doing a replat of the 3 lots only. Comment Number: 3 09/03/2018: Improvements may be needed in the alley and drive entrance. RESPONSE: Acknowledged. Comment Number: 4 09/04/2018: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. RESPONSE: Acknowledged. Comment Number: 5 09/04/2018: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php RESPONSE: Acknowledged. Comment Number: 6 09/04/2018: Any 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 to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged. Comment Number: 7 09/04/2018: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Acknowledged. 5 Comment Number: 8 09/04/2018: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets RESPONSE: Acknowledged. Comment Number: 9 09/04/2018: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged. Comment Number: 10 09/04/2018: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. Comment Number: 11 09/04/2018: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. RESPONSE: Acknowledged. Comment Number: 12 09/04/2018: If this site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. The existing head in parking is also subject to CDOT review. It is possible CDOT may require this to be removed. RESPONSE: Acknowledged. Comment Number: 13 09/04/2018: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Comment Number: 14 09/04/2018: A utility coordination meeting on this site is suggested. Utility coordination meetings, if requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. RESPONSE: Acknowledged. Comment Number: 15 09/04/2018: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Acknowledged. Comment Number: 16 09/04/2018: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on 6 the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged. Comment Number: 17 09/04/2018: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged. Comment Number: 18 09/04/2018: Doors are not allowed to open out into the right-of-way. RESPONSE: Acknowledged. Comment Number: 19 09/04/2018: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. RESPONSE: Acknowledged. Comment Number: 20 09/04/2018: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged. Department: Traffic Operation Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com Topic: General Comment Number: 1 09/05/2018: Based on the anticipated change in traffic volumes a Traffic Impact Study can be waived per the Larimer Urban Area Street Standards 4.2.2 E. RESPONSE: Acknowledged. Comment Number: 2 09/05/2018: Work with engineering on any adjacent frontage improvements that may be needed. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 09/03/2018: Contact City Forestry to schedule an inventory of onsite trees. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban 7 Forester (970 221 6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: Acknowledged. Comment Number: 2 09/03/2018: If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." RESPONSE: Acknowledged. Comment Number: 3 09/03/2018: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List :https://www.fcgov.com/forestry/plant_list.pdf. RESPONSE: Acknowledged. Comment Number: 4 09/03/2018: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down directional to minimize up light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information regarding health effects please see: http://darksky.org/ama report affirms human health impacts from leds/ RESPONSE: Acknowledged. Comment Number: 5 09/03/2018: Our city has an established identity as a forward thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise program: fcgov.com/climatewise/, contact Heidi Wagner at 970 416 2230 or climatewise@fcgov.com RESPONSE: Acknowledged. 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com 3) Green Building Program: fcgov.com/enviro/green building.php, contact Tony Raeker at 970 416 4238 or traeker@fcgov.com 8 4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970 224 6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970 221 6213 or jscharton@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970 481 5577 RESPONSE: Acknowledged. Department: Forestry Contact: Molly Roche, mroche@fcgov.com Topic: General Comment Number: 2 08/31/2018: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped RESPONSE: Acknowledged. If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. RESPONSE: Acknowledged. Comment Number: 3 08/31/2018: Please include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines RESPONSE: Acknowledged. Comment Number: 4 08/31/2018: There appears to be existing City-owned trees within the right-of-way. Please note that three of these trees are Green Ash trees and will someday be impacted and if not treated, they will be killed by the invasive insect, Emerald Ash Borer (EAB). The City of Fort Collins Forestry Division has evaluated these trees to receive EAB treatments. Of the 3 right-of-way Ash trees bordering this development site, 1 tree along Oak Street is proposed to receive treatment for EAB. The City is basing this decision on tree size (trees with 11” caliper and larger) condition, structure, and overall tree health. When EAB makes its way to Fort Collins, all untreated Ash 9 trees will die and be removed over time. The remaining (2) ash trees have not been evaluated for treatments at this time. Since you are submitting a development application and will most likely update landscape on this property, I would like to provide you a few options to consider. Please contact Molly Roche at mroche@fcgov.com to discuss further. RESPONSE: Acknowledged. 1) Shadow plant: plant new trees between, near, or within the canopy of Ash trees that will eventually be removed. The thought around shadow planting is that you are planning ahead and allowing new trees to grow before other trees are removed. 2) City Forestry will perform EAB evaluations on the other two Ash to determine if they will receive treatment for EAB. Topic: Landscape Plans Comment Number: 1 8/31/2018:There appears to be existing trees on-site. Please schedule an on-site meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first-round PDP. Please state the plan for existing or proposed landscaping on-site. RESPONSE: Acknowledged. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com Topic: General Comment Number: 1 08/31/2018: PFA has no comments regarding the RePlat. However, PFA may have further comments as the proposed lot is developed thank you. RESPONSE: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 08/30/2018: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: Acknowledged. Comment Number: 2 08/30/2018: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. RESPONSE: We will have to find a new name because the Plat being turned in has the address in the title.