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Home My WebLink AboutINNKEEPER'S RESIDENCE @ CITY PARK - CTR - 35-07 - CORRESPONDENCE -meeting, system modifications should not be necessary. Estimates were given to you at the meeting. Environmental Planning Contact Info: Dana Leavitt, 224-6143, dleavitt@fcgov.com 1. Tree protection: Existing trees on the property may require protection during construction or mitigation if they must be removed. Please contact Tim Buchanan, City Forester at 224- 6361 or tuchanan@fcgov.com to arrange a site visit to review and evaluate the site. 2. Green Building: Please consider integrating green building components into your project. The following city -supported programs are resources you can tap into: ■ Deconstruction/Construction Debris, Natural Resources, John Armstrong, 416-2230; ■ Electric Efficiency Program, Utilities, John Phelan, 416-2539 01 2. The City's Transportation Development Review Fees will apply to this project. You can get more information about these fees at http://fcgov.com/engineering/dev-review.php 3. Per the Development Agreement (DA) for the Inn at City Park change of use, the City can require frontage improvements to Frey Street, Mountain Avenue and the alley. Per an internal transportation coordination meeting late last week, we will not be pursuing those improvements with this development proposal at this time. 4. Utility plans will need to be prepared for this project if road improvements are required. 5. Any public improvements must be made according to Larimer County Urban Area Street Standards. Poudre Fire Authority Contact Info: Contact Info: Carle Dann, 416-2869, cdann@poudre-fire.org 1. Addressing: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC 901.4.4 2. Water supply: A fire hydrant capable of supplying 1,000 gpm at 20 psi residual pressure, must exist or be located not further than 400 feet from the building. This requirement may not apply if the building is supplied with an automatic fire sprinkler. 97UFC 901.2.2.2 3. Hose access: All facades of the building must be within 150' of the curb, as a hose lies. If this is not possible, automatic sprinklers and a knox box will be required. Stormwater Contact Info: Glen Schlueter, 221-6065, gschlueter@fcgov.com 1. It appears as if this project will not increase the impervious area on the site, so no drainage study or grading plan is required. For future projects, if there is an increase in imperviousness greater than 1000 square feet a drainage and erosion control report and construction plans are required. These 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 is required. There are no requirements for less than 350 square feet. 2. The design of this site must conform to the drainage basin design of the Canal Importation Master Drainage Plan as well the City's Design Criteria and Construction standards. 3. The city-wide development fee is $3,070/acre ($0.0705/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. Existing mains: 6-inch water main in Frey, 8-inch sanitary sewer in the E/W alley to the north of the property. 2. Separate water/sewer services are required to serve this building. 3. Development fees and water rights will be due at time of building permit. Light and Power Contact Info: Rob Irish, 224-6167, rirish@fcgov.com 1. Existing service: Existing feed comes from a box in the alley. To service the proposed unit, you will need to extend a service line from the box to the unit, which will be at your expense. 2. Fees: Regular development fees will be assessed on the back half of this lot. System modifications will be your responsibility if any are needed. From what you presented at the .19 • If any part of the building facades is over 18 feet in height, add an additional 1 foot of setback to the minimum side setbacks from that property line for each 2 feet in height (or fraction thereof) above 18 feet. • The maximum height is 24 feet. • There are additional requirements in Section 4.8 (F). Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http: //www. colocod e. com/ftcol l i ns/land use/beg i n. htm 2. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.7 Neighborhood Conservation — Low Density District. 3. Modification of Standards: Based on what you presented at the conceptual review meeting, you will need to request a modification of standards for the following standards of the Land Use Code: Section 4.7(D)(2) Residential Land Use Standards and 4.7(F)(2)(b) Eave Height. To request a modification, you will need to submit a letter of request. I have attached a sample letter that you can use as a template. A request for modification of standards needs to conform to one of the rationales listed in Section 2.8.2(H) of the Land Use Code. In this case, I think the 'equal to or better than' rationale will be the most appropriate to use. Please draft a letter, send it to me or submit it with your formal application and you and I can work on editing the letter in preparation for presentation to the Hearing Officer. 4. When developing your plans for submittal, pay particular attention to the following sections of the Code: • 3.2.1. Landscaping and Tree Protection (you will need to protect existing trees, and may need to provide street trees and planting beds, etc. to current standards) • 3.5.1 Building Standards • 3.5.2 Residential Building Standards • 3.8.19 Supplemental Standards - Setback regulations • 4.8 (D, E, and F) Neighborhood Conservation — Low Density District 5. 1 will have more detailed comments once I have more detailed plans to review. 6. An exhaustive list of submittal requirements for this type of project is available at http://fcgov.com/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at http://fcgov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. 7. Neighborhood Meeting: Though a neighborhood meeting is not required for this project, I strongly suggest that you contact me prior to submitting your application so that we can set one up. This neighborhood has been very interested in the changes that are occurring in there and will appreciate a chance to discuss the plans early on. 8. You will need to set up an appointment to submit your application with the Development Review Center front counter at 221-6750. Incomplete submittals will not be accepted. 9. Please note that postage rates have been raised as of January 2006. The fee for the APO labels will now be $.75 per label. Also, APO labels must now be generated for an area 800 feet out from each property line. Engineering Contact Info: Susan Joy, 221-6605, sjoy@fcgov.com 1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply to this project. You may contact Matt Baker at (970) 224-6108 for an estimate of the fees. 3 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: 1734 W. Mountain accessory building with habitable space MEETING DATE: September 17, 2007 APPLICANT: Bryan Soth High Craft Builders 429 S. Howes Street Fort Collins, CO 80521 LAND USE DATA: Request to add habitable space over the existing garage at 1734 W. Mountain for use by the innkeeper of the Inn at City Park which is housed in the primary structure onsite. The property is within the City of Fort Collins and is zoned NCL—Neighborhood Conservation — Low Density District. The site is 17,820sf. The following departmental agencies have offered comments for this proposal. COMMENTS: Zoning Contact Info: Gary Lopez, 416-2338, glopez@fcgov.com 1. Permitted Uses: Accessory buildings with habitable space are permitted in the NCL— Neighborhood Conservation — Low Density district, subject to a Type I (Administrative) Review. 2. Land Use Standards: • Density Requirements and Floor Area Ratio: Minimum lot area must be at least 2'h times the total floor area of the buildings. On your site plan, please document the total square footage of the existing structures as outlined in Section 4.7(D)(1) of the Land Use Code. There is also a maximum floor area ratio of 25% on the rear 50% of the lot. Please show this calculation on your site plan also. • Residential: The maximum square footage allowed for this type of use with a 2-car garage is 1000sf. Because this lot is large enough to contain a separate, new single- family residence without a 2-car garage that is 800sf (for a total of 1375sf between the house and the existing garage) and because redeveloping an existing structure is preferable to adding a whole new structure, staff supports you in seeking a modification of standards to allow this slightly larger than allowed residential unit. Please see Anne's comments below regarding the modification of standards process. 3. Dimensional Standards: On your submittal, locate the new building such that it meets the minimum setback requirements, which are: • Front 15 feet • Rear 15 feet, unless alley, then 5 feet COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 2 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT eme4d Planning, evelopment and Transportatioi ervices Planning and Zoning City of Fort Collins 24 September, 2007 Bryan Soth High Craft Builders 429 S. Howes Street Fort Collins, CO 80521 and via email to: bryan@highcraft.net Bryan: For your information, attached is a copy of the Staff's comments for your proposal to add habitable space over the existing garage at 1734 W. Mountain for use by the innkeeper of the Inn at City Park which is housed in the primary structure onsite. This proposal was presented before the Conceptual Review Team on September 17, 2007. The comments are offered by staff to 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 have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6206. Sincerely, O&Ql*" nneH. Aspen City Planner Cc: project file Project Planner Cc via email: Gary Lopez Marc Virata Carie Dann Glen Schlueter Roger Buffington Rob Irish Dana Leavitt 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 9 FAX (970) 416-2020