HomeMy WebLinkAbout716 MAPLE ST. DUPLEX EXPANSION - PDP - 2-11 - CORRESPONDENCE - (6)0
3. Will this structure have similar materials to the Grant Street Corners project next door?
4. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold a
neighborhood information meeting prior to formal submittal of the proposal. Neighborhood
meetings offer an informal way to get feedback from your surrounding neighbors and
discover any potential hiccups prior to the formal hearing. Please contact me, at
221-6750, to assist you in setting a date, time, and location. I and possibly other City staff,
would be present to facilitate the meeting.
S. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need during
development review.
6. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for
a Modification of Standard.
8. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/currentplanning/submiftals.php.
9. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time
of submittal of the required documents for the appropriate development review process by
City staff and affected outside reviewing agencies. Also, the required Transportation
Development Review Fee must be paid at time of submittal.
10. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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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.
4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
5. All public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS).
6. Section 3.6.2(J)(2) of the Land Use Code requires the paving of the alley with the submitted
proposal. However, with the understanding that the property would change from a duplex to
two attached single family dwellings, it appears there is no overall increase in the number of
units and would make for a potential justification to vary from the requirement on paving the
alley as this provision of code allows for an exemption to the alley improvement
requirement for carriage houses and habitable accessory buildings (presuming alley
paving is not required by another department/entity, such as PFA), and an "equal to or
better" argument could perhaps be made that the impact of this proposal is no different
than a carriage house. If the applicant wishes to pursue not constructing the abutting alley a
modification request to this section of code (as outlined in Section 2.8 of the Land Use
Code) should be pursued.
7. Utility plans may be needed for this project.
8. A Development Agreement may be required with this project.
9. A Development Construction Permit (DCP) may need to be obtained prior to starting any
work on site.
ELECTRIC ENGINEERING
Contact: Bruce Vogel, 970-224-6157, bvogel(&fcgov.com
1. Power is available from existing electric facilities in the NW corner of site in the alley.
2. Any costs to modify to our system, including a transformer upgrade, will be the
responsibility of the owner.
3. Electric development charges will apply for the additional single family unit.
CURRENT PLANNING
Contact: Emma McArdle, 970-221-6206; emcardle(&fcgov.com
1. Will any trees being removed during construction? There are several very large trees on
the site. Please contact Tim Buchanan before beginning construction regarding the health
of these trees.
2. Does the alley connect in the rear?
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rt Collins
PARK PLANNING
Contact: Craig Foreman, 970-221-6618, cforeman(aDfcgov.com
1. No comments
FIRE AUTHORITY
Contact: Carie Dann, 970-219-5337, CDANN(a.poudre-fire.org
1. ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property, and posted with a
minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown
brick are not acceptable).
PLEASE NOTE: Contact Tim Varrone with City GIS to discuss addressing options.
2006 International Fire Code 505.1
2. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements
include:
• Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced
not further than 300 feet to the building, on 600-foot centers thereafter
• Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter
• Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
2006 International Fire Code 508.1 and Appendix B
3. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3
shall be provided throughout all buildings with a Group R (Residential) fire area. Residential
or quick -response standard sprinkler heads shall be used in dwelling units and guest -room
portions of the building. 2006 International Fire Code 903.2.7
ENGINEERING DEVELOPMENT REVIEW
Contact: Marc Virata, 970-221-6567, mvirata(a)fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
hftp://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
Page 4 of 6
Ft Collins
1. Existing water mains and sanitary sewers in the area include a 4-inch water main and a
6-inch sewer in Grant, a 10-inch sewer in Maple and a 4-inch water main and an 8-inch
sewer in Loomis.
2. The existing water service to the site is a %-inch service connecting to the 4-inch main in
Loomis.
3. Separate water and sewer services connecting to City mains will be required for each unit
of the duplex.
4. If the number of living units on the site is not changing, no development fees will be due for
this project.
STORMWATER ENGINEERING
Contact: Glen Schlueter, 970-224-6065, aschlueterAftgov.com
1. Drainage requirements and fees are based on new impervious area; therefore, it is
important to document the existing impervious area. An exhibit showing the existing and
proposed impervious areas is required. In the Old Town drainage basin, a drainage and
erosion control report and construction plans are required if there is an increase in
impervious area greater than 5000 square feet. These must be prepared by a Professional
Engineer registered in Colorado. If there is less than 5000 square feet of new impervious
area, a drainage letter should be sufficient to document the existing and proposed
drainage patterns, and an erosion control plan is still required. The 5000 square feet of
new impervious area is a one time allowance which needs to be documented in a drainage
letter or report.
2. If there is an increase in impervious area greater than 5000 square feet, onsite detention is
required with a 2 year historic release rate for water quantity. If there is less than 5000 but
more than 350 square feet of new impervious area, a site grading plan is required.
3. Water quality treatment is also required as described in the Urban Storm Drainage Criteria
Manual, Volume 3 - Best Management Practices (BMPs). Extended detention is the usual
method selected for water quality treatment; however, the use of any of the BMPs is
encouraged. In this case, bio-retention or disconnection of impervious surfaces may be
appropriate. The discharge of the building downspouts into planting beds is another BMP
that may be applied for this site.
4. There are no storm sewers in the area; therefore, the outfall for the site is the street curb
and gutter or the alley. The path of the increased runoff will need to be documented and
cannot have a negative affect on downstream properties.
5. 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.
6. Stormwater development fees are $6,313/acre ($0.1449/sq.ft.) for new impervious area
over 350 sq. ft. In addition, there is a $1,045/acre ($0.024/sq.ft.) review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each building
permit is issued. Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/builders-fees.php or by contacting Jean Pakech at 221- 6375.
Page 3 of 6
CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: August 23, 2010
Item: 716 Maple Street PDP
Applicant: Steve Whitall
Fort Collins, CO
Land Use Data:
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This is a request to expand the existing over and under duplex, converting it to a single residence,
build a new attached garage with access off of the alley to the west and also to build an additional
residential unit with an attached garage as shown on the site plan.
Comments:
ZONING
Contact: Peter Barnes, 970-416-2355, pbarnes(cDfcclov.com
1. Property is in the NCM zone. A Type 2 review is required since this is an existing duplex
and the project involves keeping it as a duplex, but doing an addition (Sec. 4.8(13)(3)(a) of
LUC).
2. 924 s.f. of floor area is maximum allowed in the rear 50% of the lot. The lot area of the rear
50% is 2800 s.f., times FAR of .33 = 924 s.f. (Sec. 4.8(D)(5) of LUC). It looks like the
proposal consists of a 1500 sf 2-story addition and a portion of a 420 s.f. garage in the rear
50%. This will require a modification.
3. The 2-story addition in the rear appears to have a 5' setback from the side lot lines. At this
setback, the maximum wall height allowed is 18' (Sec. 4.8(E)(4)). ,
4. Assuming the 2 garages are 2-car garages, then each dwelling unit is limited to a
maximum of 3 bedrooms.
5. The lot square footage must be at least twice as large as the floor area (including garages).
With a 5600 s.f. lot, this means that max. floor area allowed is 2800 s.f.. If the rear unit is
1500 s.f. and each garage is 420 s.f., then the floor area of the front unit can't exceed 460
s.f.. If it's larger than that, a modification will be required.
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington, 970-221-6854, rbuffinatoriMcgov.com
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Fort Collins
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August 23, 2010
Steve Whitall
Fort Collins, CO
RE: 716 Maple Street PDP
Dear Steve,
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/currentplanning
Attached, please see a copy of Staffs comments concerning the request referred to as the 716
Maple Street PDP, which was presented before the Conceptual Review Team on August 23,
2010.
The comments offered informally by staff during the Conceptual Review will assist you in
preparing the detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in the review
process, please feel free to contact me at 970-221-6206.
Si cerely,
—Emma
City Planner
14,AA
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134