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HomeMy WebLinkAboutCRAFTS RESUB 412 EAST PITKIN - Filed CS-COMMENT SHEETS - 2016-06-02iiiiPROJECT Citvof Fort Collins COMMENT SHEET Current Planning DATE: July 18, 2006 TO: Engineering Pavement RECEIVED JUL 18 2006 PROJECT PLANNER: Shelby Sommer #20-06 412 E. Pitkin Change of Use PDP — Type II Please return all comments to the project planner no later than the staff review meeting: August 9, 2006 Note -.Please identifyyour redlines for future reference 7 No Problems ❑ Problems or Concerns (see below, attached, or DMS) Name (le a print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other Utility Redline Utility Landscape `" °tutCAN" Response to Conceptual Review Comments 412 E Pitkin PDP COMMENTS: 1. Jenny Nuckois of the Zoning Department had the following comments: A. Changes of use of this sort are permitted in the NCM District, subject to a Type 2 (Administrative) Review and Public Hearing, due to the fact that structural alterations are proposed to the existing building. RESPONSE: We are submitting the appropriate matmWs and schedulina a hearing with the Planning and Zoning Board. B. Minimum side yard setback is five feet, and minimum rear yard setback is five feet from existing alleys. RESPONSE: Acknowledged C. For the proposed two units with two bedrooms each, a minimum of four off-street parking spaces are required. The existing drive at the side of the house will count as one parking space, and the drive must extend beyond the font of the house since parking spaces cannot be in the front yard. The other three parking spaces will need to be accessed from the alley. Garage spaces will count towards the parking requirement as long as they are made available to dwelling unit occupants at no additional rental or purchase cost. RESPONSE: Four off street narking soaces will be orovided at no additlonal chame 2. Mark Virata of the Engineering Department had the following comments: A. The Transportation Development Review Fee will apply to this project. RESPONSE: Acknowledaed. See attached. B. Street Oversizing fees may apply to this development. RESPONSE: Street oversiz-ina fees have been waived by Matt Baker. C. A Transportation Impact Study (TIS) may be required but will likely be waived for this project. RESPONSE: A TIS for this project was waived per Eric Bracke. D. Alley improvements are required per Section 3.6.2(J)(2) of the Land Use Code. This involves the design and construction of the alley from this property to the nearest street (most likely Whedbee SQ. RESPONSE: We are seeking a modification to this standard E. Utility Plans, a Development Construction Permit (DCP) and a Development Agreement (DA) may be required.. RESPONSE: It is our understandina that these items will only be required if the modification to alley improvements sought is not granted. F. Any public improvements must be built according to Larimer County Urban Area Street Standards (LUCASS). RESPONSE: Acknowledged. G. 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. RESPONSE: Acknowledoed H. Applicant is responsible for undergrounding any existing overhead utilities. RESPONSE: Acknowledged 3. Rob Irish, of Light and Power, had the following comments: A. The existing service may be sufficient If a separate meter is needed, development charges will apply. RESPONSE: Acknowledged. 4. Glen Schlueter of Storrnwater Utility had the following comments:: A. This site is in the Spring Creek drainage basin. The city wide development fee is $3,070/acre which is it is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. RESPONSE: Acknowledged B. If there is an increase in imperviousness greater than 1000 square feet a drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. A grading plan is required when there is between 1000 and 350 square feet of new imperviousness, but no drainage study. There are no requirements for less than 350 square feet. RESPONSE: Imperviousness will increase by less than 350 square feet. This is documented on the Site Plan. C. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. These are required if there is an increase in imperviousness greater than 1000 square feet. If there is less than 1000 but more than 350 square feet of new imperviousness a site grading plan is all that is required. RESPONSE: Acknowledged. See 4-B. D. There are storm sewers in Pitkin St and Whedbee St. if a lower outfall is needed, otherwise the site can drain Into the street RESPONSE: Acknowledged E. It is important to document all impervious areas that are to be removed to show that the net difference is less than a 1000 square feet of new imperviousness. A letter and sketch documenting imperviousness on the site is needed with the submittal and it can be prepared by the applicant or their architect instead of a registered engineer. RESPONSE: Admowledned. See Site Plan. 5. Roger Buffington, of Water / Wastewater, had the following comments: A. Development fees and water rights for the additional unit will be due at time of building permit. RESPONSE: Acknowledged, 6. David Averill, of Transportation Planning, had the following comments: A. A 4 foot wide walkway should be provided to the basement entrance from the street sidewalk. RESPONSE: David Averill said a 3 foot wide walkway from the street would be aawtable B. A walkway should be provided from the rear parking spaces to the rear building entrance. RESPONSE: Acknowledged. 7. Doug Moore, of Natural Resources, had the following comments: A. Consider using native plants and grass to help to reduce the amount of water needed for landscaping. RESPONSE: Acknowledged. B. If tree removal is proposed, please contact Tim Buchanan, City Forester at (970) 221- 6361 to see if removal of existing bees will be allowed and if mitigation will be required. RESPONSE: Acknowledged. 8. Cade Dann, of Poudre Fire Authority, had the following comments: A. The new address will be 412E (Basement) Pitkin St. and must be displayed with 6" letters visible from Pitkin St. RESPONSE: Acknowledged B. A fire hydrant must be located within 300 feet of the site and be able to provide 1000 gallons per minute at 20 psi. RESPONSE: There is a fire hydrant within 300' of the property. C. Egress windows are required in the basement. RESPONSE: Acknowledged. Request for Modification 412 E Pitkin PDP Overview: Proposed are a change of use in the NCM Zone District from a single-family dwelling to a two- family residence and a 424 square foot addition to the North side of the existing house. Modification Request - Section 3.6.2-J(2): Section 3.6.2-J (2) of the Fort Collins Land Use Code states that "All public alleys shall be constructed in conformance with the Larimer County Urban Area Street Standards as adopted by the City Council by ordinance or resolution, except those public alleys within the N-C-L, N-C-M and N-C-B zone districts that do not abut commercially zoned properties and that provide access only for carriage houses and habitable accessory buildings as such terns are described in Article 4. Dead-end alleys shall not be allowed" Requested Modification: The 412 E Pitkin PDP will result in a situation exactly the same as the alley/carriage house exception in the Code, with the lone exception that the additional residential unit is attached. The tenant entrance will face the alley, where parking will be provided in an existing garage and on a new slab. We are requesting that alley improvements be waived for this project because of the similarity to the intent of the Code where it relates to a detached alley house. Modification Review Procedures — Section 2.8.2 (H) We are requesting this modification in accordance with Section 2.8.2 (H) which states that the ":..granting of the modification would not be detrimental to the public good..." and that "the plan as submitted will not diverge from the standards of the Land Use Code ... except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 " Findings: Per Section 2.8.2, any finding made "shall, be supported by specific findings showing how the plali, as submitted, meets the requirements and criteria" of the Modification Review Criteria as stated in T.9.2(M as follows: 1) The granting of the requested modification would not be detrimental to the public good because the modification would result in the alley remaining the same as it exists and because attached residential units have no different impact than detached residential units provided that access characteristics remain the same. 2) The plan as submitted will not diverge substantially from the standards of the Land Use Code because the nature and impact of the project will be exactly that of an alley or carriage house. STAFF PROJECT REVIEW City of Fort Collins Date: 08/23/2006 `fl2C= tp rtQ RESPONSE TO COMMENTS: ISSUES: Department: Current Planning Issue Contact: Shelby Sommer Topic: Elevations Number:17 Created: 8/4/2006 [8/4/06] It would be helpful if you could identify what is existing vs. what is proposed on the building elevations (see redlines). RESPONSE: See revised Elevations. Topic: General Number. 4 Created: 7121/2006 [7/21/06] Don Kapperman (Comcast): No utility easement is shown in the alley. Please revise plans to show this easement, or dedicate a utility easement if none exists. RESPONSE: An 8' utility easement will be dedicated and shown on the Site Plan. See attached document Number. 5 Created: 7/28/2006 [7/28/06] Bonnie Ham (Post Office): Developer must provide adequate mail receptacles on front of house. RESPONSE: Two mail receptacles (412 Pitkin & 412-B Pitkin) will be provided. Number. 6 Created: 8/2/M [812/06] Rick Lee (Building Inspection): Please find attached the various odes that the Fort Collins Building Department will enforce. Be aware that multiple family dwellings have some special construction requirements. The most challenging is going to be the required one -hour floor / ceiling tenant separation. This may mean providing a new 5V gypsum board ceiling supported by hat channels throughout and surface mounted light fixtures. Another challenging component is that the interior air cannot be shared and that independent heat sources shall be provided. RESPONSE: Aclmowledged Developer is aware of the applicable codes and will adhere to them. Page 1 Number: 21 Created: 8/10/2006 [8110/06] Karen McWilliams (Historic Preservation): This proposal went through the Demolition/Alteration Review process (required because the residence is 50+ years old). The property was determined to not qualify to be individually eligible for landmark designation, due to previous alterations to the building (notably the front porch). Because the building is not individually eligible, there is no additional historic preservation review - - the standards in LUC Section 3.4.7 (Historic and Cultural Resources) do not apply, nor would there be a hearing in front of the LPC. RESPONSE: Acknowledged. Number. 22 Created: 8/10/2006 [8110/06] JR Wilson (Technical Services): No concerns. RESPONSE: Acknowledged. Topic: Landscaping Number.15 Created: 8/4/2006 [8/4/06] Please show any existing street trees in the parkway strip between the sidewalk and street. RESPONSE: See revised Site Plan, Topic: Lighting Number:18 Created: 8/4/2006 [8l4/06] There seems to be a lot of motion sensor lighting that could potentially affect neighboring properties. Can they be positioned so that they do not spill over onto neighboring properties? Will they have an override switch to tam them off? RESPONSE: Proposed motion sensor lighting has been reduced on the revised Site Plan and will be equipped with an override switch Also landscape lighting will be dose to the -ground. See revised Site Plan for details. Topic: Site Plan Number:16 Created: 8/4/2006 [8/4/06] Please show proposed dimensions for new addition, porch, garage and concrete slab. Also, please include floor area calculations for what is existing and what is proposed. Per Division 4.7 (D)(1) Minimum lot area is 2 times the total floor area of the buildings, and per Division 4.7(D)(5) lots are subject to a minimum floor area ratio (FAR) of .33 on the rear 50 percent of the lot. Please confirm these calculations in your comment response letter or on the site plan. RESPONSE: See revised Site Plan. Page 2 Department: Engineering Issue Contact: Randy Maizland Topic: General Number: 7 Created: 8/4/2006 [8/4106] Show any new proposed utility connections or relocations of existing services on the Site Plan — water, sewer, power etc... RESPONSE: No new utilities other than a separate electric meter will be required for this project. The existing electric meter will be relocated. See revised Site Plan for details. Number. 8 Created: 8/4006 [8/4/06] An 8 foot wide utility easement must be dedicated behind the alley right-of-way along the alley frontage of the property. This dedication can be recorded by separate instrument. The document shall contain a written legal description and exhibit map prepared by a CO licensed surveyor. A copy of the standard easement dedication language is included with the red -lines. Please show and label the 8 foot utility easement with a dashed line on the site Plan. A Transportation Development Review Fee of $250 must be submitted with the easement document. RESPONSE: An 8' utility easement will be dedicated and shown on the Site Plan. See attached document. Number 9 Created: 8/4/2006 [8/4/06] Please show surface drainage patterns around the new building additions and all new concrete and flagstone flatwork with arrows. All surface drainage shall be conveyed toward Pitkin or the alley without crossing adjoining property lines. RESPONSE: See revised Site Plan. Number 10 Created: 8/4/2006 [814/06] Please label concrete patios as existing or proposed on the Site Plan showing surface drainage patterns with arrows. RESPONSE: See revised Site Plan Number 11 Created: 8/4/2006 [8/4/06] Add the following note to the Site Plan: Any damage sidewalk, curb & gutter existing or damaged during construction shall be replaced at the direction of the City Engineering Inspector prior to final acceptance by the City and issuance of a Certificate of Occupancy. RESPONSE: Acknowledged. See revised Site Plan. Number 12 Created: 8/4/2006 [8/4/06] The request for a modification to the Land Use Code Section 3.6.2-J(2) is supported by the Transportation Development Review staff. RESPONSE: Acknowledged. Page 3 Number:13 Created: 8/4/2006 [8/4/06] Add a Vicinity Map to the Site Plan showing the project location with respect to major arterial cross streets. RESPONSE: See revised Site Plan. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Utility Number:1 Created: 7/19/2006 [7/19/06] City ordinances require separate dwelling units to have separate electric meters. Therefore, the owner will need to modify the electric metering system to provide two meters (one for existing dwelling, and a second for the basement dwelling). Additional electric development charges as well as possible electric system modification charges will apply. Contact Light & Power engineering at 221- 6700. RESPONSE: Acknowledged. See revised Site Plan for details. Department: Natural Resources Topic: General Number: 2 [7/19/06] No issues. ' RESPONSE: Acknowledged. Issue Contact: Doug Moore Created: 7/19/2006 Department: PFA Issue Contact: Carle Dann Topic: Fire Number:19 Created: 8/8/2006 [8/8/06] Applicant needs to meet PFA requirements from conceptual review regarding addressing, water supply and egress windows (applicant acknowledged comments in response letter), in addition to Building Department requirements related to fire safety. RESPONSE: 4040 egress windows will be provided in the new basement bedrooms. A fire hydrant is located at the NW comer of Pitkin and Whedbee, approximately 200' from the center of the property. Additionally, the address of the proposed new dwelling unit will be displayed as 412-B in 6" letters visible from Pitkin Street. Department: Transportation Planning Topic: Fire Number: 20 [8/9/06] No comments or concerns. RESPONSE: Acknowledged. Issue Contact: David Averill Created: 8/9/2006 Page 4 Department: Stormwater-Water-Wastewaterlssue Contact: Roger Buffington Topic: General Number:14 Created: 8/4/2006 [8/4/06] No comments. RESPONSE: Acknowledged. Department: Zoning Issue Contact: Jenny Nuckols Topic: General Number. 3 Created: 7/19/2006 [7/19/06] no comments RESPONSE: Acknowledged. Please revise your plans and make an appointment with Sandy Lindell at 221-6750 when you are ready to submit your PDP revisions. I have attached a revision routing sheet that indicates how many of each item to submit for further review. Please be sure and return all of your redlined plans when you re -sit. , - # any questions regarding these issues or any other issues related to this project, please feel to �dOv a at (970) 221-6750. fly, Shelby Sommer Associate City Planner Page 5 Straightedge Drafting & Design 8/23/20M 4115 Terry Lake Road Fort Collins, CO 80524 RE: 412 E PITKIN PDP / UTILITY EASEMENT DEDICATION Staff: Staff Project Review notes from 8/10/2006 indicate that an 8' utility easement needs to be dedicated behind the alley ROW and shown on the Site Plan for 412 E Pitkin. We are requesting a Type II Daring for September without having yet dedicated this easement with the understanding that said easement will be recorded before a permit can be issued. Thank You, Phillip Sand Straightedge Drafting & Design M STAFF PROJECT REVIEW City of Fort Collins PHILLIP SAND Date: 09/08/2006 STRAIGHTEDGE DRAFTING AND DESIGN 4115 TERRY LAKE ROAD FORT COLLINS, CO 80524 Staff has reviewed your submittal for 412 E. PITKIN CHANGE OF USE PDP -TYPE II, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Shelby Sommer Topic: General Number: 25 Created: 9/6/2006 [9/6/06] This project has been scheduled for the September 21 Planning and Zoning Board meeting to be held at 6 pm in the City Council Chambers. This project has been placed on the Consent Agenda, but may be pulled off for discussion by any member of the Board or the public. Please let me know if you have any questions about the P&Z hearing. A draft version of the staff report is available for you if you would like a copy. If the project is approved at the P&Z hearing, you must wait 14 days for an appeal period, in which the decision may be appealed. If the project is approved, and after the appeal period passes, you may submit final mylars. A Final Plan Transportation Development Review Fee of $1000 will be due when the final plan/mylars are submitted. Department: Engineering Issue Contact: Randy Maizland Topic: General Number: 8 Created: 8/4/2006 [8/29/06] Please graphically show the limits of the utility easement on the Site Plan with a dashed line or hatch filled. The easement document and associated review fee must be submitted and approved, ready to record, prior to final plan approval. OK to schedule for a hearing prior to the easement submital. [8/4/06] An 8 foot wide utility easement must be dedicated behind the alley right-of- way along the alley frontage of the property. This dedication can be recorded by separate instrument. The document shall contain a written legal description and exhibit map prepared by a CO licensed surveyor. A copy of the standard easement dedication language is included with the red -lines. Please show and label the 8 foot utility easement with a dashed line on the site Plan. A Transportation Development Review Fee of $250 must be submitted with the easement document. Department: Stormwater-Water-Wastewater Topic: Lot Drainage Number: 23 Page 1 Issue Contact: Basil Harridan Created: 8/11 /2006 [9/8/06] Please add a note to the site plan stating that no drainage from this site will be directed at the neighboring properties. Be sure and return all of your redlined plans when you submit your mylars. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely, 3u b( � ShelbySorrtmer Associate City Planner Page 2