Loading...
HomeMy WebLinkAbout318 E. MYRTLE, ACCESSORY BUILDING - PDP - 31-05 - REPORTS - PLANNING OBJECTIVES2. Since the building will not be classified as a dwelling unit, water and sewer service may be extended from the house. Location of existing sewer service should be check to determine if there will be a conflict with the proposed building footprint. Additional paperwork will be required prior to building permit to document the situation with water/sewer service being extended from the house. Transportation Planning Contact Info: Kurt Ravenschlag, kravenschiag@fcgov.com 1. No comments. Natural Resources Contact Info: Doug Moore, 224-6143, dmoore@fcgov.com 1. Consider using native plants and grass to help to reduce the amount of water needed for landscaping. 2. Contact Tim Buchanan, City Forester at (970) 221-6361 to see if removal of existing trees will be allowed and will be required to be mitigated. Current Planning Contact Info: Shelby Sommer, 221-6760, ssommer@fcgov.com 1. 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 Medium Density District. 2. Please pay attention to the standards and review criteria within Division 4.7(F)(3) Carriage Houses and Habitable Accessory Buildings. 3. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at hfta://www.colocode.com/ftcollins/landuse/begin.htm 4. Please refer to the list we customized for you after your conceptual review for submittal requirements. 5. Contact me if you have any questions about the code requirements or submittal requirements. 6. You will need to set up an appointment to submit your application with Current Planning at 221-6750. Incomplete submittals will not be accepted. 4 2. If a separate meter is needed at the carriage house, development charges will apply. Stormwater Utility Contact Info: Glen Schlueter, 221-6700, gschuueter@fcgov.com 1. This site is in the Old Town drainage basin where the new development fee is $4,150.00/acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued and is charged only when there is an increase in imperviousness greater than 350 square feet. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. In the Old Town drainage basin these are required if there is an increase in imperviousness greater than 5000 square feet. 3. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. If there is 5000 square feet or less of new imperviousness, water quantity detention is not required nor is water quality extended detention. If there is an increase in imperviousness greater than 350 square feet, but less than 5000 square feet, a grading plan is all that is required. If it can be shown that the total imperviousness, including one-half any adjacent streets or alleys, is equal to or less that the masterplan imperviousness of 55%, the report and detention requirements are waived, but a grading plan is still required. 4. There is a storm sewer in Myrtle if a lower outfall is needed for drainage. This would be helpful if onsite detention is required since the pond could be deeper and not use up as much land area. 5. The Floodplain Comments: -The front portion of this lot is in the Old Town 100-year floodplain. The existing garage is out of the floodplain, however, the new structure appears to be larger than the garage and extends further south onto the lot and possibly into the floodplain. The first step would be to verify if the structure is in the floodplain by plotting the floodplain limits on the site plan. - If the structure encroaches into the floodplain then the following floodplain regulations will apply based on the assumption that this is a residential use. - The lowest floor of the structure and all HVAC must be elevated 18 inches above the 100-year water surface elevation. - No new basements are allowed in residential structures. - No critical facilities are allowed in the 100-year floodplain. - A Floodplain Use permit ($25) is required for any work (including the proposed stoop on the existing structure) in the floodplain. - A completed and approved Elevation Certificate is required for structures in the floodplain prior to the release of the CO. -Floodplain Administrator contact: Marsha Hilmes-Robinson, 224-6036 Water Wastewater Contact Info: Roger Buffington, 221.6854, rbuffington@fcgov.com 1. Existing mains: 4-inch water and 18-inch sewer in Myrtle; 8-inch sewer in alley to north. K, ITEM: Addition of an accessory building with habitable space to the rear portion of the lot at 318 E. Myrtle St. MEETING DATE: July 11, 2005 APPLICANT: Steve and Heidi Lovass Robert Sutter 318 E. Myrtle St. Architectural Horizons Fort Collins, CO 80524 bobsutter3@comcast.net LAND USE DATA: Request to add an accessory building with habitable space to the rear portion of the lot at 318 E. Myrtle St. The property is within the City of Fort Collins and is zoned NCM — Neighborhood Conservation, Medium Density District. COMMENTS: The following departmental agencies have offered comments for this proposal based on a sketch plan and photos which were presented to the review team: Zoning Contact Info: Jenny Nuckols, 416-2313, jnucklos@fcgov.com 1. Changes of use of this sort are permitted in the NCM District, subject to a Type 1 Administrative Review. 2. Maximum building height for an accessory building with habitable space is one and one-half (1 '/2) stories, not to exceed twenty-four (24) feet. Engineering Contact Info: Susan Joy, 221-6605, sjoy@fcgov.com 1. Street Oversizing fees may apply to this development. Contact Matt Baker at 224-6108 or mbaker@fcgov.com for more information. 2. A Transportation Impact Study (TIS) may be required but will likely be waived for this project. Please contact Eric Bracke in Transportation Planning at 224-6062 for further information. 3. Applicant is responsible for dedicating right of way (ROW) and possibly utility easements along the alley and along Myrtle St. ROW and easements can be dedicated by Plat or by separate document. 4. A Development Agreement (DA) and Development Construction Permit (DCP) may be required. 3. Applicant is responsible for repairing or replacing any damaged curb, gutter and sidewalks in public ROW along their street frontage. 4. Any public improvements must be built according to Larimer County Urban Area Street Standards (LUCASS). 5. Applicant is responsible for undergrounding any existing overhead utilities. 6. It the project is an accessory building with habitable space, the applicant may waive the alley improvement standards. Light and Power Contact Info: Janet McTague, 224-6154, jmctague@fcgov.com 1. The existing underground electric cable may be sufficient. If the carriage house is fed from the house panel, the panel may need to be upgraded. 2 wq I July 15, 2005 Steve and Heidi Lovass 318 E. Myrtle St. Fort Collins, CO 80524 Robert Sutter Architectural Horizons bobsufter3@comcast.net Robert, Steve and Heidi For your information, attached is a copy of the Staffs comments for the proposed accessory building with habitable space, which was presented before the Conceptual Review Team on July 11`", 2005. The comments are informally offered by staff to assist you in preparing the detailed components of a project application. Modifications and additions to these comments may be made at the time of formal review of this project. The City's Current Planning Department coordinates the development review process. I am the Project Planner for your project. I will be commenting as well as assisting in the coordination process. If you have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, Shelby Sommer Associate City Planner cc: Project File Project Planner cc: (via email): Jenny Nuckols Susan Joy Janet McTague Glen Schlueter Roger Buffington Kurt Ravenschlag Doug Moore Shelby Sommer August 1, 2005 Page Four NATURAL RESOURCES 1. OK. 2. No existing trees are to be removed. CURRENT PLANNING 1. OK. 2. OK. 3. OK. 4. OK. 5. Thanks. 6. OK. We look forward to our further review process through the City. Please call me (225-2704) if you have any questions. Cordially, i ho Sutter, &AIA Principal RAS/rs CC: Steve and Heidi Lovaas Shelby Sommer August 1, 2005 Page Three ENGINEERING 1. Matt Baker has been contacted and has waived Street oversizing fees. 2. Eric Bracke has been contacted and has waived the requirement for a TIS. 3. All required ROW's have been dedicated. 4. A development agreement will not be required since all improvements necessary for the development have been made. 3. We will replace any curb, gutter, and sidewalks in public ROW damaged to a condition worse then they were before any construction begins. 4. Any public improvements constructed with this project will be constructed in accordance with LUCASS. 5. OK 6. Alley improvement standards have been waived. The public will not be coming to this project once it is constructed. This project will not generate additional traffic through the alley. LIGHT and POWER 1. OK. 2. OK. 1. Additional building square footage added equates to 264 s.f Additional sidewalk equates to 84 s.f Total impermeable square footage equals 348 s.f (less than 350 s.f) The new driveway off of the alley is proposed to be gravel and will not add impervious square footage to the existing conditions. 2. Not Required. See comments in paragraph 1. above. 3. Not Required. See comments in paragraph 1. above. 4. Not Required. See comments in paragraph 1. above. 5. The proposed new structure does not encroach into the flood plain. However, the new structure has been raised approximately 1'-0" higher than the existing structure to create more positive drainage from the new structure than currently exist with the old structure to be demolished. The flood plain has been plotted on the site plan using information received from Marsha Hilmes-Robinson. WATER WASTEWATER 1. OK. 2. OK. TRANSPORTATION PLANNING 1. OK. Shelby Sommer August 1, 2005 Page Two In spite of these externally imposed restraints, Steve and Heidi still have a strong desire to continue to move forward with their original intended use of the property for their long term family residence. Steve and Heidi's initial move is to demolish the existing garage structure and build a new building that can accommodate their storage needs and provide for a laundry, study, and small hobby work shop so that they can move those functions out of their existing home to allow for more living space. This planned construction of an accessory use with habitable space supports Fort Collins City Plan Principles in the following manner: PRINCIPLE LU-1: The proposed project as an infill endeavor promotes growth within the City. PRINCIPLE LU-2: The proposed project maintains and enhances its character and sense of place as defined by the neighborhood of which it is a part. PRINCIPLE HSG-3: The proposed project maintains and enhances neighborhood stability. It improves upon the elements already in place by removing a dilapidated structure and replacing it with a new structure in line with the character of the neighborhood. PRINCIPLE ENV-5: The new structure will be constructed in line with current energy code requirements. PRINCIPLE ENV-8: The new structure will be constructed out of the flood plain and elevated above the finish elevations of the existing structure. PRINCIPLE GM-8: The project represents compact infill development in an area that if left unchanged could continue to degrade and lose its value. PRINCIPLE EXN-1: This project does not represent a significant change to the character of its existing residential development area. If anything the project enhances and preserves the character of the existing neighborhood. Conceptual Review Requirements: The following portion of this letter will be developed in the same format as the conceptual review comments received from the City and attached. ZONONG 1. OK. 2. The Height of the proposed structure is 23'-8". ARCH August 1, 2005 Shelby Sommer, Associate City Planner Current Planning Department City of Fort Collins Fort Collins, CO. Re: Type I Review for Accessory Building with Accessible Space to 318 East Myrtle Street — "Statement of Planning Objectives" for and response to staff "Conceptual Review Comments". Dear Shelby, First let me thank you for your help in addressing the submittal requirements for this project. In speaking for myself and I believe the Lovaas's as well, your willingness to work with us in modifying submittals and addressing the overwhelming requirements for such a simple project is very much appreciated. The remainder of this letter will address the submittal requirements of "Statement of Planning Objective", and the response to the staff "Conceptual Review Requirements". Statement of Planning Obiectives: Steve and Heidi Lovaas bought the home at 318 East Myrtle approximately four years ago as a fixer upper that would allow them to modify and grow the house as their family grew over the years. The existing home is composed of a little less than 1,000 s.f. of tight living space. A single car garage and small work space of an additional approximately 336 total s.f exists on the rear of the property with access off of the alley way. The garage is in poor repair and currently inadequate to meet the Lovaas's needs for storage and hobby work space. It is not currently used as a garage but entirely for storage. Since Steve and Heidi purchased the home a 100 year flood plain has been imposed on the property and the zoning has been changed to NCM. Both changes have served to severely restrict the originally planned use of the property as a home for a family with plans for growth. A remodel of the house will now require it to be jacked above the flood plain elevation and the small existing basement will have to be filled in. Construction of an accessory use building has been significantly restricted by the rezoning.