HomeMy WebLinkAbout1101 W. OAK ST., ACCESSORY BUILDING W/HABITABLE SPACE - PDP - 22-09 - SUBMITTAL DOCUMENTS - ROUND 1 -8. You will be required to submit a Project Development Plan (PDP) for
review. Application forms and PDP submittal requirements can be
found online at http://fcgov.com/currentplanning/submittals.php.
Please contact me if you have questions about specific submittal
requirements or if you would like to set up a meeting to go over your
submittal checklist and materials.
Response: With the return of these responses, the items
required for the Project Development Plan are being
submitted.
9. Please be aware that you will owe both the Project Development Plan
fee and the Transportation Development Review (TDR) fee and
applications at the time the project is submitted. For the Project
Development Plan fee, you will follow the small project
fee schedule found on page 2 of the Development Review Fee
Schedule, online at http://fcgov.com/currentplanning/submittals.php.
For an estimate of the TDR Fee please contact the Engineering
department.
Response: Thank you. The applicable fees, applications and
submittal documents are attached with return of these
responses.
10. Please feel free contact me if you have any questions about the code
requirements or need some help figuring out your next steps in the
process.
Response: Thank you.
11. When you are ready to submit your application to the City for review,
please schedule a submittal appointment at the Development Review
Center with Sandy Lindell or Dorren Belfy at 221-6760.
Response: Thank you.
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2.
A neighborhood meeting is not required for Type One development
proposals, but one can be scheduled for this project if you would like
to notify your neighbors before the public hearing. If you are
interested, we can schedule a neighborhood meeting as soon as you
provide me with a list of Affected Property Owners (APOs) within 800
feet of the subject property. Contact me and we can coordinate a
date that will work and I will plan out the logistics (venue, notification
letters, etc.).
Response: Thank you for this information, but given the
simplicity of this project, we do not believe a neighborhood
meeting is necessary before the public hearing.
3.
The entire Fort Collins Land Use Code (LUC) is available for your
review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm
Response: Thank you.
4.
This development proposal is subject to all applicable standards of the
Fort Collins Land Use Code (LUC), specifically Article 3 General
Development Standards and Division 4.7 Neighborhood Conservation
Low Density District.
Response: Understood. The applicable sections of the
standards have been reviewed, taken into consideration and
incorporated with the design and layout of this proposal for a
new 2-car detached garage on the property.
5.
Please pay particular attention to the Land Use Standards,
Dimensional Standards and Development Standards located in
Division 4.7(D, E & F) of the Land Use Code.
Response: Understood. The applicable divisions have been
reviewed, considered and incorporated with the design and
layout of this proposal.
6.
Other general development standards that will apply to this project
include, but are not limited to:
• Landscaping and tree protection (Section 3.2.1)
• Engineering (Division 3.3)
• Building and Project Compatibility (Section 3.5.1)
Response: Understood. The applicable sections of the
standards have been reviewed, taken into consideration and
incorporated with the design and layout of this proposal for a
new 2-car detached garage on the property.
7.
If you are requesting any modifications (exceptions or alternatives) to
any Land Use Code standards, please follow the Modification of
Standards procedures located in Division 2.8 of the Land Use Code,
and submit your request letter(s) with your application materials. The
administrative hearing officer will take your modification request(s) into
consideration when reviewing and making a decision regarding your
Project Development Plan.
Response: Understood, a request for modification for an
additional 50 square feet will be submitted with the
application materials.
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WATER & WASTEWATER
Contact Info: Roger Buffington, 221-6854, rbuffington(cDfcgov.com
1. If the accessory building is NOT a dwelling unit, water and sewer
service may be extended from the house to the accessory building.
Response: The proposed 2-car garage (accessory building)
is not intended to be a dwelling unit. Water and sewer service
shall be connected (extended) from the house to the interior
hand sink and external hose bibb.
2. There is a public sewer in the alley behind the property. It is
suggested that the existing sewer service be located to determine if
there may be a conflict with the location of the garage/accessory
building.
Response: General note number 1 has been added to Sheet
PDP-1 requiring that a utility locating service be contacted to
determine the placement and presence of all wet and dry
utilities.
PLANNING (Environmental Planner)
Contact Info: Dana Leavitt, 224-6143, dleavitt(cDfcgov.com
1. Please contact Tim Buchanan, City Forester, about the impacts to the
existing trees and/or if you propose to remove any trees.
Response: One existing tree resides northeast of the
proposed 2-car garage. The tree shall remain and only some
of the upper encroaching limbs and branches will require
some pruning.
HISTORIC PRESERVATION
Contact Info: Karen McWilliams, 224-6078, kmcwilliams(a)fcgov.com
1. This site may be individually eligible for historic landmark designation.
If you are interested in designating your property as a historic
landmark, please contact the Historic Preservation staff for details.
Response: Thank you. The owner will keep this in mind.
2. No concerns with this accessory building proposal.
Response: Thank you.
PLANNING (Associate Planner)
Contact Info: Shelby Sommer, 416-2138, ssommer(a)fcgov.com
1. This proposal will be subject to the Development Review process. A
decision (approval, approval with conditions or denial) will ultimately
be made by the City's Administrative Hearing Officer following an
Administrative Public Hearing (Type One Review). For an outline of
the Development Review process, please download the "Overview of
the Development Review Process" document located at
http://fcgov.com/currentplanning/.
Response: Understood, thank you for this information.
LIGHT & POWER
Contact Info: Janet McTague, 221-6700, utilities(c�fcgov.com
1. The existing electric feed is located in the alley and will likely need to
be rerouted on this property to accommodate the proposed accessory
building.
Response: Understood, the proposed garage has been
shifted towards the west at far as possible given the setback
requirements and the doors have been offset from center,
however, it's true the existing power pole will likely need to be
rerouted to avoid being struck by vehicle movement. Please
assist and advise regarding the means and process to reroute
the electrical service.
STORMWATER UTILITY
Contact Info: Glen Schlueter, 221-6700, gschlueter(cbfcgov.com
1. This site is in the Old Town drainage Basin. The design of this site
must conform to the drainage basin design of the Old Town Master
Drainage Plan as well the City's Design Criteria and Construction
standards.
Response: Very little change to the existing drainage pattern
around the new structure will result. Please see the attached
Sheet PDP-1 and the Site Plan that demonstrates how the
drainage will be routed around the new garage.
2. The city wide development fee is $3,070/acre ($0.0705/sq.ft.) for new
impervious area over 350 sq.ft. This fee is to be paid at the time a
building permit is issued.
Response: With the proposed development plan including
the concrete approach and sidewalk on the east side of the
garage, the impervious area equates to 998 square feet. Thus,
the development fee due would then be $ 70.36.
3. Since the increase in impervious area for this site is less than 5000
square feet no drainage and erosion control report are required,
however a grading plan should be prepared showing how the site will
drain after the addition of the garage. The grading plan is to ensure
that flows from this new structure are directed into the alley and do not
adversely impact any neighboring property. This would include
documenting that the alley flows stay in the alley and don't drain onto
other private property before runoff gets to the street. Documentation
of the amount of new impervious area is needed to get a building
permit.
Response: As calculated above, the new impervious area is
equal to 998 square feet. Please see Sheet PDP-1 and the Site
Plan that demonstrates how the drainage will be routed
around the new garage.
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ENGINEERING
Contact Info: Randy Maizland, 221-6605, rmaizland(c)fcgov.com
1. The Transportation Development Review Fee will apply to this project.
More information is available online at
http://fcgov.com/engineering/dev-review.php. Please contact Randy if
you have any questions or need help calculating the fee for your
proposal.
Response: According to the information provided from
Shelby previously, the fee due is $500.00 and has been
provided with this submittal.
2. Larimer County Road Impact fees and Street Oversizing fees may
apply to this development. Contact Matt Baker at 224-6108 or
mbaker(cDfcgov.com for more information.
Response: Since there is no work in the county road, or any
widening of the street, it is believed that impact fees will not
be applicable.
3. A Transportation Impact Study (TIS) will likely be waived for this
project. Please contact Eric Bracke in Traffic Operations at 224-6062
or ebracke(cDfcgov.com for further information.
Response: Understood.
4. Any public improvements must be built according to Larimer County
Urban Area Street Standards (LUCASS).
Response: Thank you, however, no public improvements are
proposed.
5. Damaged curb, gutter and sidewalk existing prior to construction, as
well as streets, sidewalks, curbs and gutters, destroyed, damaged or
removed due to construction of this project, shall be replaced or
restored in like kind at the Developer's expense prior to the
acceptance of completed improvements and/or prior to the issuance
of the first Certificate of Occupancy.
Response: Understood.
6. You will be responsible for dedicating additional right-of-way and
easements for utilities as necessary. It appears that there is adequate
right-of-way based on the aerial photo, but a total of 51 feet of right-of-
way from the centerline of Shields Street will be required if not already
provided. Utility easements may be required for fiber-optic cable or
other utilities.
Response: By review of the existing plat, the right-of-way is
currently 30-feet from the center line of the Shields. The
existing home is located 13-feet from the property line and
therefore encroaches a requested 51-foot dedicated right-of-
way by 8-feet. The proposed 2-car garage would encroach
this area by 2-feet.
7. An 8 foot setback from the alley will be required for the accessory
building, or if you propose parking off the alley between the alley and
accessory building, a 20 foot setback will be required.
Response: Please see Sheet PDP-1. An 8-foot setback from
the alley has been provided.
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10.
Minimum rear yard setback is 5 feet from existing alleys, though
Engineering requirements state that an 8 foot setback is required from
the existing alley.
Response: Please see the Site Plan on Sheet PDP-1, per the
engineering requirements, an 8-foot rear yard setback has
been provided.
Minimum side yard setback is 5 feet for interior side yards for walls up
to 18 feet in height. For walls that are over 18 feet in height, an
additional side yard setback of 1 foot is required for each two feet of
(or portion of) wall height above 18 feet.
Response: Since the side walls of the structure are less than
18-feet in height, a 5-foot interior side yard has been provided.
Lots are subject to a maximum Floor Area Ratio (FAR) of 0.33 on the
rear 50 percent of the lot.
Response: Please see Sheet PDP-1. In the upper right-hand
corner is a tabulation of the floor areas for the various
structures. Specific to those on the rear 50 percent of the lot,
the proposed garage encumbers an area equal to .070 and the
other existing shed on the rear of the lot encumbers .023.
Totaled together, these equate to .093 which is less than the
allowable .33 floor area ratio.
Maximum building height is one and one-half stories, not to exceed 24
feet.
Response: Please see Sheet PDP-2. The top ridge elevation
is 22'41 518" which is less than the maximum 24-feet.
The minimum pitch of the roof shall be 2:12 and the maximum pitch of
the roof shall be 12:12.
Response: Please see Sheets PDP-1 and PDP-2. The pitch
of the roof areas are 4.5:12 and 8:12.
The exterior eave height of an eave along a side lot line shall not
exceed 13 feet from grade for an accessory building with habitable
space.
Response: Please see Sheet PDP-2. The exterior eave
height along the side lot line is just shy of 13-feet from grade.
If you cannot comply with any of the standards listed above, you will
need to request a modification to the standard(s), outlined in Division
2.8 of the City's Land Use Code.
Response: Understood, a request for modification for an
additional 50 square feet will be submitted for review under
separate cover.
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ITEM: Proposed accessory building with habitable space located
at 1101 W. Oak St.
MEETING DATE: June 18, 2007
APPLICANT: Eric Gootee
1101 W. Oak St.
Fort Collins, CO 80521
Phone: 970-493-0189
Fax: 970-224-3932
LAND USE DATA: There is currently one existing single-family home located
on the property at 1101 West Oak Street, with a small, unusable detached
garage accessed off of Shields Street and a small shed located off of the alley.
The applicant wishes to construct a new accessory building with habitable space
off of the alley, which will feature a two car garage with storage above and water
service for a utility sink and hose connection. The property is within the City of
Fort Collins and is zoned NCL — Neighborhood Conservation Low Density
District.
COMMENTS: The following departmental agencies have offered comments for
this proposal based on sketch plans and photos which were presented to the
review team:
ZONING
Contact Info: Peter Barnes, 416-2355, pbarnes fcgov.com
1. Accessory buildings with habitable space (those with water/sewer
service) are permitted in NCL — Neighborhood Conservation Low
Density Zone District, subject to Type I (Administrative) review and
public hearing approval.
Response: Understood and we look forward to an
administrative review and public hearing.
2. Accessory buildings with habitable space shall have a maximum of
600 feet of floor area. Floor area includes all floor space within the
building having a ceiling height of at least seven and one-half (7'/2)
feet.
Response: Understood, a request for modification for an
additional 50 square feet will be submitted for review under
separate cover. The ceiling height will be no less than 7
feet at the garage level.
3. There must be at least a ten foot separation between this proposed
accessory building and any other existing structures on the lot.
Response: Please see the attached submittal.
Approximately 21'-10" is provided between the proposed
garage and the other existing structure on the lot.
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May 18, 2009
Ms. Emma McArdle
City Planner
City of Fort Collins
218 North College Avenue
Fort Collins, CO 80522
RE: 2-Car detached garage
Dear Emma:
Rick
• Commercial
- Residential
FOerster
• Additions
Architect
' Remodels
- Conversions
- Basements
(303) 693-2746
rdmws@gwest.net
• Space Planning
Thank you for receipt and review of the conceptual plans for the above
referenced project. It has been some time since this project was originally
submitted. The Owner has recently asked for assistance to complete
construction drawings and for me to address the comments from the conceptual
review. Therefore, along with this submittal, please see the responses below. A
written response follows each comment and is italicized and shaded for your
quick review.
I trust these answers are in conformance and satisfy the comments
appropriately. We look forward to your remarks of this submittal.
Sin
Rick
Arch