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HomeMy WebLinkAbout320 E. MULBERRY ST., CARRIAGE HOUSE - PDP - PDP130036 - CORRESPONDENCE -http://www.fcgov.com/developmentreview/applications.php. 10. 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. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Page 6 Department: Electric Engineering Contact: Justin Fields, 970.224-6150, jfields(Vcgov.com 1. Electric development and system modification charges will apply. Contact Light and Power Engineering at (970) 221-6700 for an estimate of these charges. 2. The new dwelling unit will need to be individually metered. Coordinate the new meter location with Light and Power Engineering. Current Planning Contact: Pete Wray, 970-221-6754, pwray(a)fcgov.com 1. Existing garage 1st. floor area is 520 square feet, and 2nd. level total floor area is undetermined, but more than likely less due to dormers and sloped roof. If the total building floor area for both levels exceeds the maximum of 1,OOO SF, a request for modification will be needed. The existing 520 SF building footprint is less than the 600 maximum total SF allowed. 2. A neighborhood meeting is not required for a type I project. 3. Check with Development Review office to schedule project submittal and clarify application requirements. 4. Fee Schedule: The proposed Carriage House meets the criteria for "Small Project Development Review Fee Schedule, as authorized by the Director (see separate form). A small project that includes structural additions or alterations would result in a $200.00 Planning Review fee collected at time of project submittal. The $200 small project planning fee would replace the normal PDP fee of $3,887.00. In addition, a $50 sign posting and applicable APO label fee ($.75/label) is required, and $100 small project fee for the PFA review. If they will have only two houses on the property after the carriage house is built, it would be $1,000 for Transportation Development Review (TDR) for the PDP. Final Plan submittal fees would be; $200 for planning, plus another $1,000 for TDR. 5. The proposed development project is subject to a Type 1 review and public hearing. The decision maker L for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. 6. 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. 7. 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 http://www.colocode.com/ftcollins/landuse/begin.htm. 8. 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. 9. Please see the Submittal Requirements and Checklist at: Page 5 The carnage house shall be addressed separately from the main residence. The address numerals shall be visible from Mulberry and posted so as plainly identify the residence in the rear. Address numerals must also be posted on the carriage house and visible from the alley. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex . cgov.com 1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Department: Engineering Development Review Contact: Tyler Siegmund, 970.221-6501, tsiegmundO-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. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php 3. Any 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 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 the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. It appears that the current right-of-way width on Mulberry St is 101ft. This project will be responsible for dedicating 1ft of right of way to meet the constrained arterial minimum standard of 102ft of right-of-way. There is a process to dedicate right-of-way by separate document. Please contact me for additional information. 7. Depending on the project, utility and construction plans may be required and a Development Agreement will be recorded once the project is finalized. 8. A Development Construction Permit (DCP) or an excavation permit will need to be obtained prior to starting any work on the site. Page 4 be pervious. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on.the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. LID design information can be found on the City's web site at: http://www.fcgov.com/uti lities/busi ness/bui lders-and-developers/development-forms-guidelines-reg u l atio ns/stormwater-criteria. 7. The drainage outfall for the site is the Mulberry Street or the alley. If the new impervious area is to drain into the alley the drainage engineer will need to verify that the alley is not draining onto private property prior to draining into the Peterson St. to the east. If it does it will need to be corrected so that the runoff drains to a public ROW or public system. 8. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area over 350 s.f., and there is a $1,045.00/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/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. 9. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869,ilynxwiler aoudre-fire.org FIRE LANES Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler system (2006 International Fire Code 503.1.1). Alleys are not generally considered acceptable means of fire access in residential neighborhoods, therefore measurements must be calculated from the street fronting the property. From the documentation supplied, it appears the carriage house is located beyond the 150' limit and is therefore considered out of access. As such, a residential fire sprinkler system would be required in the carriage house. You may direct any fire sprinkler related questions to Assistant Fire Marshal, Joe Jaramillo at 970416-2868. Fire separations will also be required between the garage, stairwell, and living space above. Please contact the Fort Collins Building Department for details on fire rated construction. 2. PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background (2006 International Fire Code 505.1). . Page 3 allowed unless a modification is granted. 6. A minimum of one off street parking place is required for each bedroom in the carnage house. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffinciton(a)fcgov.com 1. Existing water mains and sanitary sewers in this area include a 16-inch water main in Mulberry and an 8-inch sewer in the E/W alley to the north. 2. The existing water service to the property is a 3/4ch service extending from the main in Mulberry. 3. There are two possible options for water/sewer service to the carriage house. Services separate from the existing primary residence may be installed connecting to the City mains, or if both residential buildings will be on the same lot and under the same ownership and if the dwelling units near the alley meets the definition of a carriage house, water and sewer service may be extended from the primary .residence to the carriage house provided the conditions of City Code Sections 26-94 and 26-256 are met. 4. Development fees and water rights will be due at building permit. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueterMcgov.com 1. The following comments apply only when there is an increase in impervious area or site grading is being proposed. If there are no site changes Stormwater does need a statement in the planning objectives that documents there are no changes in grades or impervious surface area. 2. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. 3. Since the existing buildings are to remain, a drainage letter should be sufficient to document the existing drainage patterns and to discuss the water quality measures being provided. The drainage letter needs . to address the four -step process for selecting structural BMPs. Also standard operating procedures (SOPs) must be prepared for each of the BMPs being used on the site. They must be prepared by a Professional Engineer registered in Colorado. 4. When there is an increase in impervious area greater than 5000 square feet on an existing development, 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 grading and erosion control plan is required instead of a complete construction plan set. 5. Water quality treatment for 50% of the site is provided for in the Udall Natural Area water treatment facility. However additional onsite water quality treatment is encouraged as described in the Fort Collins Stormwater 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. (http://www.fcgov.com/utilitiesibusiness/builders-and-developers/development-forms-guidelines-regulati ons/stormwater-criteria) 6. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must Page 2 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax tcgov.com July 26, 2013 Lisa Eaton 320 E Mulberry Street Fort Collins, CO 80524 Re: 320 E Mulberry - Carriage House Description of project: This is a request to add a carriage house located at 320 East Mulberry Street (Parcel # 97123-32-011). An existing garage with a gable roof located at the northeast comer of the site would be finished and converted into a carriage house. The site is located in the Neighborhood Conservation, Buffer (N-C-B) Zone District. Carriage houses are subject to Administrative (Type 1) review in the N-C-B Zone District. Please see the following summary of comments regarding the project request referenced above. 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 have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopezto7.fcuov.com 1. Maximum square footage for a secondary single family house 1000 s.f. This is likely satisfied due to a good percentage of the 2nd floor having less than 7.5' ceilings. 2. The open deck cannot be counted toward the minimum 120 s.f. of yard area required. As defined in the LUC as "that portion of the open area on a lot extending open and unobstructed from the ground upward from a lot line..." 3. Rear lot FAR appears to have been met. 4. A modification is required as dormers exist on all sides. Eave height will be considered along the side property lines and exceeds the 13' max. 5. If the cupola truly serves a roof venting function then the overall height of it will not be counted in the 24' max height. It doesn't appear that the highest roof ridge exceeds 24' however that would be the max.