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HomeMy WebLinkAboutBLOCK 186 607 COWAN STREET - Filed GC-GENERAL CORRESPONDENCE - 2004-07-22PROJECT DEVELOPMENT PLAN PLANNING OBJECTIVES MYRTLE COURT 607 Cowan Street, Fort Collins, Colorado (303) 548-0326 FAX (303) 561-0295 SUBMITTAL REQUIItEMENTS Item lb: Legal description of the site. Commencing at the northeast comer of block 186 in the city of Fort Collins, south 237 feet, west 190 feet, north 237 feet, east 190 feet to the point of beginning. County of Larimer, State of Colorado. Item le: The Director's certification of approval etc. This project will be a type II review. Item Id: Three lists of names and addresses of all owners of record of real property within 500 feet, etc. can be seen at the end of this document. Item le: A list of names of all general and limited partners (if a partnership), etc. Cowan Street Properties, LLC Item If.- The name and address of each owner of property within the boundaries of the development plan area. Mark Brannon 2701 Alcott Street Suite 485 Denver, CO 80211 Item Ig: A copy of the applicable conceptual review letter and an explanation of how issues have been addressed. This subdivision and development will comply with all of article 3 of the land use code and will comply with division 4.7. There will be no modifications to code standards. As per Division3.2 landscaping is provided, grass trees and schrubs are integral to the layout, and new trees will be planted along the existing right of way. Additional trees will be planted at the parking area at one per 40 ft. at lots 4 and 5.as per division 3.2.2 a sidewalk will be built to provide new proper street access, Existing curb cuts will be modifided for use along CITY OF FORT C� ,.LINS ARCHITECTURAL PRO. ERTY RECONNAISSANCE SURVEY FORM EASTSIDE NEIGHBORHOOD SURVEY PROJECT city of Fort Collins Address: 607 Coen SI-rec+ Legal Description: _ Architectural Style: tAlz /9iti No. of Stories / - %a Roof Form(s): ❑ Front Gabled ® Side Gabled ❑ Cross -Gabled O Hipped ❑ Gable/Hip ❑ Shed U r'vlansard ❑ Flat Ll Other Roof Material: 41 WoodVSh:d<c Shingles LI Composition Shingles ❑ Composition Rolled Roofing U Other Foundation: M Concrctc J Brick 31 Sandstone Walls: J Brick 99 Wood frame "J Stone Field No.: Se z z 34 P _ Parcel No.: 9 7/ 3 / - / / -0 o y Est. Construction Date: / 880 -/1/0 Wall Covering: ® Lapped Board Siding ❑ Brick ❑ Stone 0 Dropaongue-in-Groove Board Siding ❑ Lapped Pressboard ❑ Wood/Shake Shingles ❑ Asbestos Shingles ❑ Cast BlocldSimulatedStone ❑ Stucco ❑ AluminumNinyl Distinctive Features: (- ,o, f/, r, f,�, - . s-! I / rn w,-- / Bann •„'„</,r CF 6G-� C< � ov-� .s,.,, ',� it ../ 6., !r/ �ia.�s Yc// 6�.L�iG,' /�> O(n �Tnn!...., In ND✓Se ,I Ch Scly I�� >i���.J '�'i �[e5- Alterations: /�z shy s„t� „�,./,. cdarer sh.,..- ..,�✓�•J..r i�sa-//�0 - o%..,,' SC•J=. ode{-;oin//1-Fay �jlee4- Integrity Status: ❑ Excellent ❑ Good ilFair ❑ Poor /Sr'al� c u��v/cnFic/c0 ,good �q^u Shed ; aoF Outbuildings: ❑ Attached Garage ❑ Detached Garage R Shed(s) ❑ Other Contributing? ❑ Y ON Architectural Significance: Individually Eligible? ❑ Y ® N Contributing to District? 10 Y ❑ N (Field Assessment) If Remarks: m✓t/!O?srn/f /,V, e�iJOlOrr of Co?ri�oc/,+a— /�d4ln c/ S,'A 'q. 6/!.! / 5Saori4 w,, an Sa+riS/w. f.,^//a f. �a7 )' �b/r- /fl< f f�A a< /cd rSo�rt, h, t� d u 0/,;:^^/ '"'^f`• �/ f4/c Ri ii%`�e aF/ co �/�� Photograph(s): Roll Exposure(s) Date Recorded: --�'Z'3/98 Recorded By: lacon Marmor Mark McCallum - myrtle court first filing c, -ments doc Page 1 December 22, 1999 Mr. Mark Brannon Cowan Street Properties, LLC 2701 Alcott Street 4485 Denver, CO 80211 RE: Myrtle Court Project Development Plan Dear Mr. Brannon: This letter is in response to plans for Myrtle Court Project Development Plan (Planning File #35-99) submitted on November 17, 1999. Please note that staff reviewed your plans and the Planning Division mailed a request for comments to several public agencies and departments. This development proposal is subject to and shall comply with all requirements set forth in the City's Land Use Code (LUC), specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards; and, Article 4. [Zoning] Districts. The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings, the burden to comply with all applicable standards rest with the applicant. Staff, after reviewing materials submitted by the applicant, finds that revisions/re-design to the submitted plans dated 8.25.99 and 9/21/99 are warranted to meet the Land Use Code. The following lists the agencies and departments that responded and the substance of their comments: A. Traffic Operations: submitted a checklist that identified several requirements. The checklist is attached to this report. B. Advance Planning: returned the checklist. C. Forestry: submitted a checklist that identified several requirements. The checklist is attached to this report. D. Park Planning: returned the checklist with their comments. E. Cable TV: submitted a response to the checklist and it is attached to this report. F. Water Conservation: responded back with their comments. G. Natural Resources: submitted a checklist that identified several requirements. The checklist is attached to this report. H. Post Office: returned their comment sheet. I Light and Power: submitted a checklist that identified several requirements. The checklist is attached to this report. J. Public Service/New Century Energies: returned their comment sheet. K. PFA/Poudre Fire Authority: submitted a response to the checklist and it is attached to this report. L. Building Inspections: submitted a response to the checklist and it is attached to this report. M. Zoning: submitted a checklist that identified several requirements. The checklist is Page I ol'7 Mark McCallum - myrtle court first filing c ments doc Page 2 attached to this report. M. Stormwater: N. Transportation Planning: O. Engineering [Pavement: P. Mapping/Drafting: Q. Engineering: R. Current Planning Department: provides the following: Delineate all property lines and all rights -of -way improvements and widths and sidewalk widths on all plans. The plan shall include Cowan Street and Myrtle Street rights -of -way widths and improvements, alleys width and improvements, and sidewalk widths internal and abutting this project development plan. This information shall be included on all plans as required by the City of Fort Collins Development Manual. The plan sets need to include building envelope/footprint dimensions and distance to nearest property lines as required by the City of Fort Collins Development Manual. 3. Please label the sheet plan sets Sheet 1 of 5+, Sheet 2 of 5+, et cetera in the lower right hand corner of each applicable sheet. 4. The plan set needs to include reference to the Index of Drawings on the first plan sheet page. 5. Provide an overall site plan showing the proposed site plan in relation to the surrounding area. This plan shall include an area beyond the property lines of the proposal showing the area and uses within five hundred (500') feet o the proposal, exclusive of public right-of-way, at the same scale of the underlying proposal as required by the City of Fort Collins Development Manual. All plan set shall reference the project development plan. 6. The north arrow shall be shown on all respective plans as required by the City of Fort Collins Development Manual. 7. Existing and surrounding zoning shall be shown as required by the City of Fort Collins Development Manual. 8. All plans, diagrams and illustrative elevations shall include the appropriate verifiable scale. The overall site plan, site plan, and landscape plans shall utilize the same scale. 9. Site and Landscape Maintenance Agreements shall be submitted. 10. Please provide a formatted breakdown of densities per LUC Section 3.8.18 Gross Residential Acreage. Please provide diagrams clarifying how gross and net density were figured. 11. Clarification shall be submitted showing the proposed ownership of all dwelling units. Page 2 of Mark McCallum - myrtle court first filing c ments.doc Page 3 12. The following comments apply to the Site/Landscape Plan: a) Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot spacing intervals in the center of all parkway areas (the parkway strip shall be in accordance with Design and Construction Criteria, Standards and Specifications for Streets, Streetscapes, Sidewalks, Alleys and Other Public Ways). The trees shall be placed at least eight (8) feet away from the edges of driveways and alleys, and forty feet (shade trees)/fifteen feet (ornamental trees) (LUC 3.2.1(K) from any street light. All driveway locations and utilities shall be shown to ensure compliance with the Land Use Code. b) After revising the site/landscape, please make sure the minimum species diversity is provided in accordance with Section 3.2.1(D)(3) of the Land Use Code. c) The landscape plan shall include all proposed vegetation, species and size. Per Section 3.2.1(E)(2) landscape areas are those areas on the site that are not covered by buildings, structures, paving or impervious surface. d) Per LUC Section 3.2.1(E)(4)(a) multi -family parking lot perimeter landscaping requires that trees be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street and one (1) tree per forty (40) lineal feet along a lot line parking setback area. e) Please note that LUC Section 3.2.1(E)(4)(b) addresses the need to screen parking areas and needs to be addressed with this project development plan. f) Per Section 3.2.2(M) and Section 3.2.1(E)(4) — (6) requires at least six (6) percent and/or ten (10) percent of the interior space of any multi -family parking lot is devoted to interior parking landscaping. The actual interior parking lot landscaping percentages have not been shown. Specifically, all parking lots need to meet the parameters addressed in LUC Section 3.2.1(5)(E)(a) — (e) including 3.2.2(B)(5)(a) walkways shall have one (1) canopy shade tree per forty (40) lineal feet of walkways planted in a landscape strip within five (5) feet of such walkway. g) Per Section 3.2.1(E)(5)(c) parking lot landscaping shall be protected with concrete curbing. The required raised concrete curbs shall be shown on the site plan. h) The Land Use Code per Section 3.2.1(E)(6) requires that landscape and building elements be incorporated to screen the trash enclosures. A revised plan shall be submitted to meet these standards, including scaled design elevations of the enclosures. i) Please clarify, it appears that some of the existing trees may be removed with this proposed Project Development Plan and per LUC Sections 3.2.1(F) — (H) a detailed tree mitigation plan shall be submitted for review by the City. j) Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of the Land Use Code. Page 3 of 7 Mark McCallum - myrtle court first filing c ments.doc Page 4 k) According to Section 3.2.2(C)(3) site amenities such as benches, bike racks, et cetera should be provided. Please show site amenities in the respective parks and open spaces. Per Section 3.2.2(C)(4) please provide more bike racks at a ratio of at least one per multi -family building located near the entrance but out of the way of pedestrian walkways. Please add the bike rack locations to the Landscape Plan so there are no conflicts with shade trees. A good idea may be to establish the location of the electrical transformers, phone and cable t.v. pedestals and combine these facilities with the bike rack. Then, these areas can receive special landscaping treatment to minimize their visual impact. m) Section 3.2.2(C)(5) and 3.2.2(D) requires that six-foot walkways within the site provide direct well direct well-defined and separated circulation routes for vehicles, bicycles, and pedestrians (please coordinate with Transportation Planning). All pedestrian ways and sidewalk widths shall be shown on the respective plans. n) Surrounding the multi -family unit footprints, shrubs and perennial plants shall be shown on the site and noted in the legend. o) Per Section 3.2.2(J) requires the vehicular use area be set back from a property line with a five (5) foot landscape strip. The west and east property lines adjacent to the vehicle parking areas do not provide a sufficient five- (5) foot landscape strip. Please clarify if there is a collective parking arrangement (recorded joint access agreement), if existing or proposed, this agreement shall be submitted and included with this Project Development Plan. p) In order to verify the actual number of parking spaces required for this project development plan, additional information shall be submitted by means of a data table and floor plans. This information is required in order to comply with LUC Section 3.2.2(K). 17, The following comments apply to the architectural elevations, a) All single-family dwelling elevations shall comply with LUC Section 3.8.15. b) Section 3.5.1(A)-(H) requires a multi -family structure to achieve a compatible design characteristic throughout. It is unclear to staff if this has been met since the plans submitted do not show all residential building elevations and there appears to be two (2) typical building footprints (two -unit and four -unit). Please indicate on the elevations the height of the ridgelines, eaves, roof pitch, et cetera. c) Please indicate all building dimensions, including doors, windows, and etcetera on the building elevations. d) Per Section 3.5.2(C)(1) requires that every multi -family front facade with a primary entrance to a dwelling unit shall face the adjacent street to the maximum extent practicable. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred Page 4 of 7 Mark McCallum - myrtle court first filing c •nents.doc Page 5 (200) feet from a street sidewalk. d) Per Section 3.5.2(C)(2) requires that every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent: street that is smaller than a full arterial or has on -street parking. e) Per LUC Section 3.5.2(E)(4) - (F) the design of the garage must be sensitive to the overall development. Detail elevations shall be submitted. f) Please indicate all building colors (stone, bricks, et cetera) on the Building Elevations in accordance with Section 3.5.1(G) of the Land Use Code. g) Pleaise indicate and label all building elevations, such as: Building A — north elevation, south elevation, east elevation, and west elevation, Building B — north elevation, south elevation, east elevation, and west elevation; and, et cetera. h) Scaled design elevations for all proposed structures need to be submitted and must be! compatible with the overall development based upon Land Use Code standards including Section 3.4.7 Historic and Cultural Resources. i) Scaled design elevations for the trash enclosures and all building elevations need to be submitted. 10- The following comments apply to the Neighborhood Conservation, Medium Density District (N-C-M) (LUC Section 4.7): a) It is unclear if Section 4.7 (D) Land Use Standards (1) Density/Intensity of Development is met with this project development plan. The Land Use Code requires that the minimum lot area shall be the equivalent of two (2) times the total floor area of the building(s), but not less than the following: five thousand (5,000) square feet for a single-family or two-family dwelling and six thousand (6,000) square feet for all other uses. For the purposes of this subsection, "total floor area" shall mean the total gross floor area of all principal buildings as measured along the outside walls of such buildings, including each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story having a ceiling height of at least eight (8) feet located within any such accessory building located on the lot. (Open balconies and basements shall not be counted as floor area). b) Per Section 4.7(E) (3) Minimum rear yard setback shall be five (5) feet from existing alleys and fifteen (15) feet in all other conditions. c) Per Section 4.7(F)(1)(b) the primary entrance to a dwelling shall be located along the front wall of the building, unless otherwise required for handicap access. Such entrance shall include an architectural feature such as a porch, landing or portico. d) Per Section 4.7(F)(1)(c) accessory buildings and attached garages shall have a front yard setback that is at least ten (10) feet greater than the front setback Page 5 of 7 Mark McCallum - myrtle court first filing c nents.doc Page 6 of the principal building that is located on the front portion of the lot. d) Per Section 4.7(F)(1)(d) a rooftop or second floor addition shall not overhang the lower front or side exterior walls of the existing building. e) Per Section 4.7(F)(1)(e) front porches shall be limited to one (1) story, and the front facades of all one- and two-family dwellings shall be no higher than two (2) stories. f) Per Section 4.7(F)(1)(f) in the event that a new dwelling is proposed to be constructed on the rear portion of a lot which has frontage on two (2) streets and an alley.. the front of such new dwelling shall face the street. g) Per Section 4.7(F)(1)(g) the minimum pitch of the roof of any building shall be 2:12 and the maximum pitch of the roof of any building shall be 12:12, except that additions to existing dwelling units may be constructed with a pitch that matches any roof pitch of the existing dwelling unit. Additionally, the roof pitch of a dormer, turret or similar architectural feature may not exceed 24:12 and the covered porch may be flat whenever the roof of such porch is also considered to be the floor of a second - story deck. All roof pitches shall be shown on all building elevations. h) Per Section 4.7(F)(3) requires that whenever a lot has frontage along an alley, any new off-street parking area located on such lot must obtain access from such adjoining alley; provided, however, that such alley access shall not be required when a new detached garage is proposed to be accessed from an existing driveway that has a curbcut along a public street, or when alley access is determined by the City Engineer to be a hazard to persons or vehicles. This standard has not been met. i) Per Section 4.7(F)(4) site design permanent open off-street parking areas for all permitted principal uses, other than single-family dwellings, shall not be located any closer to a public street right-of-way than the distance by which the principal building is set back from the street right-of-way. This provision shall not be construed to preclude temporary parking in driveways. It is unclear to staff if this standard is met. 10. Since the site is located within the neighborhood sign district, please indicate type of signage. 11, Please clarify on the plan legend the respective individual track and open space areas. 12. Please show the location of all transformers on the revised Site and Landscape Plans. They must be located no more than 10 feet from a paved surface and must be screened from view. 13. Please provide a detailed light plan (spec. sheet for all wall and pole mounted fixtures) insuring that all lighting apparatuses are shielded down, which meets Section 3.2.2(D)(3)(e) and 3.2.4(A) — (D). Page 6 of 7 Mark McCallum - myrtle court fast filing c ments.doc Page 7 a) According to Section 3.2.4(D)(7) a maximum of 10 foot-candles is allowed at any single point as result of on -site lighting. According to Section 3.2.4(D)(8) of the Land Use Code, lighting levels shall not exceed 0.1 foot-candle at a point 20 feet beyond the property line as a direct result of on -site lighting. 14. Please show the location of all transformers on the revised Site and Landscape Plans. They must be located no more than 10 feet from a paved surface and must be screened from view. 15. Verification of the irrigation system connection points to ensure all landscaping is continuously maintained per Section 3.2.1[J]. 16. All signs will require an additional sign permit outside this comment review. 17. Please note all exterior mechanical devises, meters, et cetera, must be screened. 18. Please label the sheet plan sets Sheet 1 of 5, Sheet 2 of 5, et cetera in the lower right hand corner of each applicable sheet. 19 Return all reclined documents with plan revisions, including all redlined plans with Current Planning comments. 20. Coordinate the sidewalk system through out the development with Transportation Planning Services. Additional comments and the required number of revised plans may be forthcoming as the various departments and reviewing agencies continue to review this request. Please provide a written response to each of the above comments with the submittal of plan revisions. In addition, a revised site development plan drawn to scale which is clearly dated and labeled shall be submitted to address the above. Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this letter within 90 days or the project application becomes null and void. Your response to the City's concerns is due by March 21, 2000. A 30-day extension to this deadline is available. Request for an extension should be directed to the Current Planning Director. If remaining issues are those that do not require plan revisions, a status report verifying continuing efforts toward resolving the issues is required within the same timeline. The burden of demonstrating compliance with all Land Use Code criteria is with the applicant. Please contact me at 970.221.6750 and/or e-mail: rfuchs(obci.fort-collins.co.us if you should have any questions or concerns related to these comments. Sincerely, Ronald G. Fuchs City Planner cc: Current Planning File #35-99 Page 7 of 7 Mark McCallum - myrtle court first filing c ments doc Page 8 D:\My Documents\Planning Document\Myrtle Court #35-99\myrtle court first filing comments.doc Page 8 of 7 August 15, 2003 City of Fort Collins Attn: Katie Fax: 221-0631 As the property owner of 614 Stover Street, i have been made aware of the improvements that are in current planning for 607 Cowan Street. In regards to the property I have seen the drainage plan and agree to the improvements. Sincerely, Clifton Troy Heibsch Myrtle St Circulation and safe views of traffic will be enhanced with the new 4 ft walk. And proper street -sidewalk access. New parking will be provided as per code standards , with access from the alley for 21 of the parking spots and four garage spots for the myrtle fourplex. All parking will be surfaced with ashphallt. The Myrtle st. garage parking will be surfaced with concrete. The site is flat in nature ,and provides few natural contours. No hazardous materials will be produced by this housing project. The existing structure has been deemed of no historic significaince. As per the building standards, all building height and front and side setbacks have been meet, and materials used will be lap siding with brick accents Stormwater Utility Item 2a: Fees will be paid Item 2b: Water quality is now addressed in the site plan drawings, a water quality collecting area has been included. Please see attached. Item 2c: As per the Old Town master plan no detention is hereby required. Item 2d: A new alley with proper grade will be installed, as per City of Fort Collins design standards. Item2e: No drainage will be released that would negatively impact the neighbor to the south. Item2f: Drainage and erosion control reports are attached. Engineering Department Item3a: Item3b: Please advise that the TIS statement is not required as per aphone conversationb with Eric Bracke, due to the minimal size of the project. Item3c: There are no interior roadways. Item3d: Any improvements for the city street will be addressed by the engineering department, and will be completed. Item3e: Due to the fact that there already is a 24 foot right of way median from the flow line to my property line. It has been discussed that this is not necessary. Especially due to the fact that there are no utilities in this easement, except water service. Item3f. An 8ft easement has been dedicated along the alley. Item3h: See attached drawing. August 15, 2003 City of Fort Collins Attn: Katie Fax: 221-0631 As the property owner of 610 Stover Street and 701 E. Myrtle have reviewed the drainage plan for 607 Cowan and agree to the improvements to the alley way. Sincerely, Rov Martin 221-0631 6iMMse':. CNw VotF OW" 200 WIG KAZ' A Ht. Y1! !Ni( 6ps� Donor Pm {p�jp�ri � 9M g6(wW�' Nrm MAfMN =4 9 COLLEGE FT COLLINS CO 80525 Item3i: Dually noted Item3j: Dually noted Water & Wastewater Utility Item4a-c: Dually noted Natural Resource Development Item5a: Dust control permit will be obtained. Item5b: Recycling will be a standard feature. Item 5c: One trash hauler will be used. ltem5d: Native grasses will be use wherever appropriate. ltem5e: Poudre Fire Department Item6a: No structure is farther that 300ft from the existing hydrants. Item6b: Dually noted Item6c: All addresses will be visible with 6inch numbers. Light and Power Item7a-g: Please see attached utility plan. Historic Preservation ltem8a: Please see attached historic preservation letter. Current Planning Department Item IOa: Dually noted Iteml0b: This subdivision and development will comply with articles 2, 3, and 4. Iteml0c: No structure will be higher than 2 stories Item 1Od: Dually noted Iteml0g: Please see attached drawing, all tress and landscape are shown on attached landscape plan. Item10h: A neighborhood meeting has been deemed not necessary. Iteml0i: Dually noted July 30, 1999 Mr. Mark Brannon Roladex Construction Company 2701 Alcott St., Suite #485 Denver, CO 80211 Dear Mr. Brannon: Post -it' Fax Note 7671 Dad �a pages To pp From Co./Dept co.� _ Phone N .� Phone 1- �. Fax M Fax N CJ For your information, I have attached a copy of Staffs preliminary comments concerning the Development Plan west of the southwest intersection of Cowan Street and Myrtle Street. This potential development of 3 four-plex's and one additional single family dwelling were presented before the Conceptual Review Team on July 26, 1999. The conceptual review comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Modifications and additions to these comments may be made at the time of formal review of this project and all code provisions of the Land Use Code must be addressed in your burden of proof narrative and development plans. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970.221.6750. Sincerely, Ronald G. Fuchs City Planner cc: File CAMy Docunrents\Concept Review\cowan street subdivision concept review letter2.doc MEETING DATE: July 26, 1999 �' ' ITEM: Cowan Street Subdivision Development APPLICANT: Mr. Mark Brannon LAND USE DATA: Request to subdivide and develop 3 four-plex's and one additional single family dwelling on an approximate one (1) acre site. The site is located west of the southwest intersection of Cowan Street and Myrtle Street. DEPARTMENTAL CONTACTS: Current Planning - Advance Planning - Zoning Department - Engineering Department - Street Oversizing Coordinator - City Traffic Engineer- Poudre Fire Authority- Stormwater Utilities- Stormwater Utilities - Water & Sewer Utilities - Natural Resources - Light and Power - Historic Preservation - Transportation Planning - Transportation Services - Parks and Recreation - COMMENTS: Ron Fuchs 970.221-6750 Clark Mapes 970.221.6754 Gary Lopez 970.221.6760 Mark McCallum 970.221.6605 Matt Baker 970.224.6108 Eric Bracke 970.224.6062 Ron Gonzales 970.221.6570 Basil Hamden 970.221.6681 Matt Fater 970.416.2146 Roger Buffington 970.221.6681 Kim Kreimeyer 970.221.6750 Alan Rutz 970.221.6700 Karen McWilliams 970.221.6376 John Daggett 970.224.6190 Kathleen Reavis 970.224.6140 Janet Meisel -Burns 970.221.6367 1. The Zoning Department offers the following comments: a. The site is located in the NCM Zone District and the project will be regulated under the Land Use Code (LUC). b. The proposed use(s) are subject to Type II review. c. All modifications to code standards will be reviewed by the Planning and Zoning Board. d. This development must comply with all applicable General Development Standards as set forth in Article 3 of the Land Use Code, including but not limited to the requirements for vehicle and bicycle parking, parking, handicapped parking, building t setbacks, landscaping, et cetera. These development standards are set forth in the following diviisions: 1) Division 3.1 General Provisions 2) Division 3.2 Site Planning and Design Standards 3) Division 3.3 Engineering Standards 4) Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 5) Division 3.5 Building Standards 6) Division 3.6 Transportation and Circulation 7) Division :3.7 Compact Urban Growth Standards 8) Division 3.8 Supplementary Regulations e. All sections of LUC Division 4.7 of the Land Use Code need to be complied with. These include the following LUC sections: 4.7(B) Permitted Uses; 4.7(C) Prohibited Uses; 4.7(D) Land Use Standards (1) Density (2) Residential; (E) Dimensional Standards; (F) Development Standards (1) Building Design (2) Landscape/Hardscape Material (3) Access and (4) Site Design. 2. Basil Hamden of the Stormwater Utility offered the following comments: a. This site is located in the Old Town basin where the fees are $4,150/acre and are based on the percent of imperviousness. The site is in inventory grid #91. b. Water quality will be required on this site. c. Detention needs to comply with the Old Town Basin Master Plan, if within impervious amount assumed, then detention would not be required. d. Drainage conditions in the alley are not very good. Release into the alley should be done in a manner that would improve the situation by paving and improving the alley. e. No drainage should be released in a manner that could negatively impact the neighboring property to the south. f. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in Colorado. 3. The Engineering Department offered the following comments: a. Street oversizing fees will apply to this development. The street oversizing fees will be as follows: • Single Family Residential - $1,480 per dwelling unit • Multi -family Residential - $940 per dwelling unit Please contact Matt Baker for additional information regarding the actual fees related to your proposed development. b. A Transpori:ation Impact Study (TIS) is required with your Project Development Plan (PDP) submittal. To coordinate the parameters of this study, please contact Eric Bracke, the City's Traffic Engineer, and Kathleen Reavis, the City's Transportation Planner. c. Categorization of interior roadways will be based on traffic volumes per the TIS. d. Roadway improvements to City standards along the property's frontages are required. 2 :�21s e. Dedicate ninie-(9) foot utility easements along Cowan Street and Myrtle Street. f. Dedicate an eight-(8) foot easement along the alley. g. The private :street needs to be dedicated as an access and utility easement. h. The standard utility plan must be submitted to the City for review and approval. A development agreement will be done for this project. i. A development construction permit is required. i. Coordinate all street engineering needs through the Engineering Department. 4. Water & Wastewater Utility offers the following comments: a. Questions regarding tap fees should be directed to Mary Young. b. All applicable water rights, conservation standards, et cetera apply to this development. c. Coordinate infrastructure needs through the Water and Wastewater Utility Department. 5. Natural Resources Development offers the following comments: a. You will need to file a fugitive dust control permit and coordinate this through the Larimer County Environmental Health Department. Please contact them directly. b. Provide adequate dumpster and trash enclosure area to accommodate a recycling container(s). c. One trash hauler should be used to minimize traffic impact as well as impact on the roads. d. Native grasses and plant materials should be used wherever appropriate and bluegrass should be minimized. e. See attached information sheets from Natural Resources. 6. Poudre Fire Department: a. Maximum hydrant spacing for single family developments is 600' with a flow rate of 1,500 gallons per minute at 20 psi (no structure further than 300' from a hydrant). b. Additional comments and fire sprinkler requirements will be provided based on the use and sizing of proposed structures and uses. c. All addresses shall be visible from a public way (6" numbers on a contrasting background). d. Please contact Ron Gonzales with Poudre Fire Authority to discuss requirements. 7. Alan Rutz from Light and Power offers the following comments: a. Power access is located in the alley. b. Please plan and note the location of all single and multi -family meters. c. All utilities shall be placed underground. d. Any modification of existing electrical facilities will be at the developer's expense. e. The applicant/developer shall acquire all necessary access corridors/easements. f. The normal electric development charges will apply to this project. g. Coordinate all utility locations with Light and Power. 8. Historic Preservation offers the following comments: a. The existing dwelling will not be removed; hence, no major issues at this time. 10.Current Planning Department offers the following comments: a. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required Project Development Plan and compliance phases of the development review by City staff and affected outside reviewing agencies. b. This development proposal is subject to all the requirements as set forth in the City's Land Use Code (LUC), specifically: Articles 2. Administration (Development Review Procedures); Article 3. General Development Standards; and, Article 4. [Zoning] Districts (Section 4.7). c. The maximum building height per Section 4.7(E)(5) is 2 stories. d. Please note 4.7(F)(3) Access since it regulates drive and garage locations in relation to alleys. e. All modifications to code standards will be reviewed by the Planning and Zoning Board. f. The housing model variety standard per LUC Sections 3.5.2 and 3.8.15 and density requirements per Section 3.8.18 need to be complied with. g. Show existing trees (including species and diameter) and designate whether they are to remain or be removed. Tree protection will be required in accordance with Sections 3.2.1(F)-(G) of the Land Use Code. h. A neighborhood meeting needs to be held for this development proposal prior to formal submittal of the request (Section 2.2.2 of the LUC). Please contact Ron Fuchs of this office to assist you in the scheduling of this meeting. i. The burden of demonstrating compliance with all Land Use Code criteria is with the applicant.