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HomeMy WebLinkAbout220 EDWARDS STREET - MODIFICATION OF STANDARD - 20-07 - CORRESPONDENCE -Compliance phases of development review by City staff and affected outside reviewing agencies. Also, the City's newly -adopted Transportation Development Review Fees will apply to this development proposal. The fees are paid directly to the Engineering Department. Please check with Susan Joy, at 221-6605, for the actual amount for the fees that must be paid. 11. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. [Zoning] Districts, particularly Division 4.8 - NCM, Neighborhood Conservation, Medium Density District. 8 Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what; if any, information may be needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b. All existing damaged curb, gutter, and sidewalk must be repaired or replaced in conjunction with the construction of the new dwelling unit. Please contact David Averill, at 416-2643, if you have questions about these comments. 8. Karen McWilliams, a historic preservation planner with the Advance Planning Department, indicated that the existing building is well over 50 years old (built in 1905). The existing property does have historic designation; therefore, the proposal to make a minor modification to the existing residence and add a new dwelling unit on the property is subject to the requirements set forth in Section 3.4.7 of the LUC. You can contact Karen, at 224-6078, if you have any need to discuss this historic preservation issue further. 9. This development request will be subject to the City's Development Review Process, which is a 2-step process consisting of: * a complete Project Development Plan (PDP) submittal and review, culminating in a public hearing in front of the Planning & Zoning Board; and, * a complete Final Compliance Plan submittal. These plans will be reviewed by City staff and, if determined to be in compliance with approved PDP documents, will be approved and recorded by staff. Prior to submittal of a formal PDP proposal the applicant/developer must hold a City -facilitated neighborhood meeting. Please see Sections 2.2.2 and 2.2.6 of the LUC for neighborhood meeting and notification requirements. 10. This development request will be subject to the current 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 documents for the Project Development Plan and Final 7 C. Dedication of street right-of-way and easements may be required if / as needed. d. The required on -site parking area for the residential dwelling units must be paved. The parking area must meet the parking standards and setback requirements. e. This request will be subject to a Larimer County Road Impact Fee. f. Any improvements in public right-of-way will be subject to the Larimer County Urban Area Street Standards. g. All existing damaged curb, gutter, and sidewalk must be repaired or replaced in conjunction with the construction of the new dwelling unit. h. Any overhead utility lines across or adjacent to this property must be undergrounded as part of the PDP. i. If on -site detention and a drainage study are required, per the Stormwater Utility comments (above), then the standard utility plan documents will be required with the PDP submittal for review by City staff. j. A Development Agreement between the developer and the City may be required and a Development Construction Permit will be required for the site improvements. k. The City's newly -adopted Transportation Development Review Fees will apply to this development proposal. The fees are paid directly to the Engineering Department. Please check with Susan Joy for the actual amount for the fees that must be paid. Please contact Susan, at 221-6605 or 221-6750, if you have questions about these comments. 7. The Transportation Planning Department offered the following comments: a. A TIS, addressing all modes of transportation, may be required with your PDP submittal. Please contact Eric Bracke of the Traffic IN b. The City-wide development fee is $3,070 per acre ($0.0705 per square foot) for new impervious area over 350 square feet. No fee is charged for existing impervious area. The fee is to be paid at the time of issuance of a building permit. C. If there is an increase in imperviousness greater than 1,000 square feet then a drainage and erosion control report and constructions plans are required and they must be prepared by a professional engineer registered in the State of Colorado. A grading plan is required when there is between 1,000 and 350 square feet of new imperviousness, but no drainage study is required. There are no requirements for less than 350 square feet. If the existing garage is taken down the impervious area of it can be added to the 1,000 square feet of new imperviousness. d. On -site detention is required with a 2-year historic release rate for water quanti and extended detention is required for water quali treatment only if there is an increase in imperviousness greater than 1,000 square feet. If there is less than 1,000 but more than 350 square feet of new imperviousness then a site grading plan is all that is required. Please contact Glen Schlueter, at 224-6065, if you have questions about these comments. 6. Susan Joy of the Engineering Department offered the following comments: a. Street oversizing fees will apply to this development request. The fee will be collected at the time of issuance of building permits. Please check with Matt Baker of the Engineering Department, at 224-6108, for the exact amount of this fee. b. A Transportation Impact Study (TIS), addressing all modes of transportation, may be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what, if any, information may be needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. 5 b. There is an existing 8" sanitary sewer main in the north - south alley along the west side of the property. C. Sanitary sewer service to the existing house may need to be relocated so that it is not under the proposed additional dwelling unit. d. Separate water and sanitary sewer service taps are required for dwelling unit in the proposed two-family dwelling on the property. C. Plant investment fees and water rights will apply and they will be collected at the time of issuance of building permits. Please contact Roger, at 221-6854, if you have questions about these comments. 3. Monica Moore of the Light & Power Department offered the following comments: a. There is existing 125 amp electric service along the north property line. b. Any electric service modifications associated with this development request will be at the developer's expense. Please contact Monica, at 221-6700, if you have questions about these comments. 4. The Parks Planning Department has indicated that the new dwelling unit will be subject to both the Neighborhood and the Community Parkland fees, which are based on the square footage of the dwelling unit. The fees will be collected at the time of issuance of building permits. 5. Glen Schlueter of the Stormwater Utility offered the following comments: a. The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan, as well as the City's Design Criteria and Construction Standards. 4 h. Sections 3.2.1(E)(4) & (5) of the LUC set forth the perimeter and interior parking lot landscaping requirements. i. Section 3.5.2(D)(2) of the LUC sets forth the required building Setback from Nonarterial Streets, which is 15' from the street right- of-way (property) line along Edwards Street. The existing house is already out of compliance and the porch addition will put it further out of compliance. Also, based on the conceptual plan, the second dwelling unit could be out of compliance. Therefore, it would be necessary to submit with the PDP a request for a modification of the standard in the aforementioned section of the LUC that would be reviewed and possibly approved to allow the diminished setback. j. The next step in the City's development review process, after this conceptual meeting, would be to conduct a neighborhood meeting facilitated by the City planner, with the applicant/developer present. This meeting must occur before any formal submittal of a development plan to the City for review. Please see Sections 2.2.2(B), (C), & (D) of the LUC for the neighborhood meeting requirements. The applicant is responsible for providing the City with a list (on sticky -back labels) of Affected Property Owners (APO's) within at least 800' of the property in all directions, as set forth in Section 2.2.6(D) of the LUC. The City will then mail a letter to all the property owners on the list, using the sticky -back labels provided by the applicant, notifying them of the upcoming neighborhood meeting. The City planner will help you schedule the place, date, and time of the meeting. k. The first step in the City's formal development review process would be a complete submittal of a Project Development Plan (PDP) to the Current Planning Department for a staff and Planning 8s Zoning Board review and public hearing. Please contact Jenny, at 416-2313, if you have questions about these comments. 2. Roger Buffmgton of the Water/Wastewater Department offered the following comments: a. There is an existing 8" water main in Mathews Street and an existing 4" water main in Edwards Street. 3 b. The amount of residential square footage that can be constructed is dependent on the size of the property. Section 4.8(D)(1) of the LUC states that the minimum lot area shall be the equivalent of 2 times the total floor area of the building(s), but not less than 5,000 square feet for the permitted type of use intended, a two- family dwelling in this case. The "total floor area" determination is defined in this section of the LUC. IN this case, with the lot area being 7,000 square feet, the total floor area of the proposed two dwelling units (in a two-family dwelling) cannot exceed 3,500 square feet. C. Section 4.8(E) of the LUC sets forth the "dimensional standards" requirements in the NCM District. The minimum lot width for the proposed two-family dwelling is 40' along the street frontage. The minimum front yard setback is 15', with garage doors at least 20' from the back of the public sidewalk. The minimum rear yard setback is 15' from the rear property line. The minimum side yard width is 5' for all interior side yards; however, whenever any portion of an exterior wall exceeds 18' in height then that portion of the wall shall be set back from the side lot line an additional 1' for each 2' of wall height that exceeds 18'. The minimum side yard width is 15' for the street side of any corner lot. The existing and proposed building setbacks as shown on the conceptual plan would require a modification of the building setback standard. d. Per Section 4.8(E)(5) of the LUC, the maximum building height shall be 2 stories. e. Section 4.8(F)(1) of the LUC sets forth the Building Design standards for this property. f. Section 4.8(F)(2) of the LUC sets forth the Bulk and Massing standards, dealing with building height and eave height. g. The minimum off-street parking requirements for this proposed residential development are set forth in Section 3.2.2(1)(1) of the LUC. The requirements are based on the number of bedrooms per dwelling unit. On -site bicycle parking requirements are set forth in Section 3.2.2(C)(4) of the LUC. On -site handicap parking requirements are set forth in Section 3.2.2N(5) of the LUC. 2 MEETING DATE: December 11, 2006 ITEM: 220 Edwards Street - Minor remodel to existing house. Add second dwelling unit, either attached or detached. APPLICANT: Rentfrow Design, LLC c/o Jon Rentfrow 205 Allen Street Fort Collins, CO. 80525 LAND USE DATA: Request to do a minor remodel (new front porch) to the existing single-family residential structure at 220 Edwards Street and construct a new second dwelling unit (either totally detached from, or attached to with a breezeway, the existing residence) on the back portion of the lot. The property is 7,000 square feet in size and is located at the northwest corner of Edwards Street and Mathews Street. It is Lot 12, Block 8 of the Crafts Resubdivision and is in the NCM - Neighborhood Conservation, Medium Density Zoning District. COMMENTS: 1. Jenny Nuckols of the Zoning Department offered the following comments: a. The property is in the NCM - Neighborhood Conservation, Medium Density Zoning District. The proposed new "attached" dwelling unit is permitted in the NCM District subject to a Planning & Zoning Board (Type 2) review and public hearing, as set forth in Section 4.8(13)(3)(a) of the City of Fort Collins Land Use Code (LUC). This is defined as a "two-family dwelling" in the LUC. The potential "detached" dwelling unit (single-family residence) is not Permitted because there is not enough lot area (7,000 square feet) for a second single-family dwelling unit. Per Section 4.8(D)(1) of the LUC, there must be at least 5,000 square feet of lot for each detached single-family residence on the property. I December 18, 2006 Rentfrow Design, LLC c/o Jon Rentfrow 205 Allen Street Fort Collins, CO. 80525 Dear Jon, For your information, attached is a copy of the Staffs comments concerting the request for 220 Edwards Street - Minor remodel to existing house. Add second dwelling unit, either attached or detached, which was presented before the Conceptual Review Team on December 11, 2006. This is a request to do a minor remodel (new front porch) to the existing single-family residential structure at 220 Edwards Street and construct a new second dwelling unit (either totally detached from, or attached to with a breezeway, the existing residence) on the back portion of the lot. The property is 7,000 square feet in size and is located at the northwest corner of Edwards Street and Mathews Street. It is Lot 12, Block 8 of the Crafts Resubdivision and is in the NCM - Neighborhood Conservation, Medium Density Zoning District. The comments are offered informally 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 should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6341. Sincerely, Steve Olt, Project Planner cc: Stormwater Utility Traffic Operations File