HomeMy WebLinkAboutBALZERS SUBDIVISION, 624 S. LOOMIS - REPLAT - 51-02 - CORRESPONDENCE - (3)LOT 8
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9. Please contact Karen McWilliams of Carol Tunner, historic preservation planners
with the Advance Planning Department, to determine what City review process,
if any, must be followed to convert the old carriage house to a new single family
residence. Karen can be reached at 224-6078 or Carol can be reached at 221-
6597.
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 Compliance phases of development review by City
staff and affected outside reviewing agencies.
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 4.7 NCM, Neighborhood Conservation, Medium
Density District.
12. Please Note: If there is a subdivision plat as part of this development request
the following requirement must be met:
The applicant must provide a copy of "Certificate of Taxes Due" with the
mylar of the subdivision plat when it is brought to the City's Current
Planning Department for recording. The certificate may be obtained from
the Larimer County Treasurer's Office and must reflect a zero (0) balance
before the City will accept the mylar. Larimer County is requiring this
document, showing no outstanding property taxes, before they will accept
and record subdivision plats.
g. The standard utility plan submittal and review will be required with a replat
of the property.
h. Both a Development Agreement and a Development Construction Permit
may be required for the site improvements.
Please contact Katie, at 221-6750, if you have questions about these comments.
6. Tom Reiff of the Transportation Planning Department offered the following
comments:
a. A TIS, addressing all modes of transportation, may be required with your
Project Development Plan (PDP) submittal. The need for a TIS may be
waived. Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062, and Tom Reiff of the Transportation
Planning Department, at 416-2040, to determine if, or what, information
is needed in the TIS pertaining to Level of Service for vehicle, pedestrian,
bicycle, and transit modes of transportation.
b. Adequate pedestrian walkways must be addressed.
C. Alley improvements will be necessary.
Please contact Tom, at 416-2040, if you have questions about these comments.
7. Monica Moore of the Light & Power Department offered the following
comments:
a. The new duplex dwelling units will be subject to the standard electric
development charges.
b. There is currently overhead electric service from the alley to the existing
residence on South Loomis Street. This service must be undergrounded
at the owner's expense. It must be within an 8' wide utility easement along
one side of the property. Service to the new duplex units will be from the
alley.
Please contact Monica, at 224-6153, if you have questions about these
comments.
8. Jeff Lakey of the Parks Planning Department indicated that each 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.
Please contact Basil, at 224-6035, if you have questions about these comments.
4. Ron Gonzales of the Poudre Fire Authority indicated that they have no
concerns or comments regarding this development proposal.
a. A fire hydrant must be located within 400' of the building.
b. The new two-family dwelling will be out of access and the building will
have to fire sprinklered.
C. Fire flows of 1,000 gallons per minute at a residual pressure of 20 pounds
per square inch must be provided.
d. Addressing for the residential buildings (minimum 6" high numerals) must
be visible from the closest street that that they front on.
Please contact Ron, at 221-6570, if you have questions about these comments.
5. Katie Moore of the Engineering Department offered the following comments:
a. Street oversizing fees will apply to this development request. The fee for
each new duplex dwelling unit is $1,221 and 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, to verify this fee.
b. A Transportation Impact Study (TIS), addressing all modes of
transportation, may be required with your Project Development Plan
(PDP) submittal. The need for a TIS may be waived. Please contact Eric
Bracke of the Traffic Operations Department, at 224-6062, and Tom
Reiff of the Transportation Planning Department, at 416-2040, to
determine if, or what, information is needed in the TIS pertaining to Level
of Service for vehicle, pedestrian, bicycle, and transit modes of
transportation.
C. The applicant must verify the status of the existing alley. It must be
improved back to the nearest street with the addition of the duplex units
on the rear of the existing lot. Please check with Katie regarding the
necessary permit to do this.
d. This request will be subject to a Larimer County Road Impact Fee.
e. All existing, damaged sidewalk must be replaced in conjunction with the
construction of the new duplex units.
f. Any required easements will have to be dedicated with the replatting of
this property. Easements can also be dedicated by separate document.
e. The minimum off-street parking requirements for the existing single family
residence and the proposed new two-family dwelling are set forth in
Section 3.2.2(K)(1) of the LUC.
Please contact Gary, at 221-6760, if you have questions about these
comments.
2. Roger Buffington of the Water/Wastewater Department offered the following
comments:
a. There is an existing 6" water main in South Loomis Street.
b. There is an existing 6" sanitary sewer main in the alley along the east side
of the property.
C. Locate the existing sanitary sewer service and relocate, if necessary, to
avoid conflict with the proposed building.
d. Provide easements for water and sanitary sewer services that will cross
adjacent lots.
e. 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. Basil Hamdan of the Stormwater Utility offered the following comments:
a. This site is in the City's Old Town Drainage Basin. The new development
fee is $4,150 per acre, which is based on the amount of new
imperviousness added to the property.
b. Please check the Old Town Master Drainage Plan to see what the
approved imperviousness is for this sub -basin.
C. The grading proposed shall ensure that no drainage is directed at the
neighboring properties to the north or south.
d. The standard drainage and erosion control reports and constructions
plans are required and they must be prepared by a professional engineer
registered in the State of Colorado. These reports and plans are required
only if there is an increase in imperviousness of greater than 350 square
feet.
e. Please address water quality on the property.
MEETING DATE: September 17, 2001
ITEM: 624 Loomis Street — Replat Lots 9 & 10 of the Westlawn Addition
APPLICANT: Eric Balzer
5200 Abbey Road
Fort Collins, CO. 80526
LAND USE DATA:
Request to replat Lots 9 & 10 of the Westlawn Addition to the City of Fort Collins and
construct a two-family dwelling (duplex building) on the new back lot, along the alley.
There is an existing single family residence on the front of the property, facing South
Loomis Street. The existing property is 13,110 square feet in size and is in the NCM —
Neighborhood Conservation, Medium Density Zoning District.
COMMENTS:
Gary Lopez of the Zoning Department offered the following comments:
a. The property is in the NCM — Neighborhood Conservation, Medium
Density Zoning District. The proposed new two-family dwelling (duplex) is
permitted in the NCM District subject to a Planning and Zoning Board
(Type II) review and public hearing, as set forth in the City's Land Use
Code (LUC). Please see Section 4.7(13)(3)(a) of the LUC.
b. This request will be subject to all the applicable Land Use, Dimensional,
and Development Standards as set forth in Sections 4.7(D), (E), and (F)
of the LUC.
C. The first step in the City's formal development review process will be a
complete submittal of a Project Development Plan (PDP) to the Current
Planning Department for a Planning and Zoning Board review and public
hearing.
d. The required building setbacks must be met on both new lots.
Steve Olt Re: Balzer duplex Page 1
From: Gregory Byrne
To: Cameron Gloss; Steve Olt
Date: 2/3/04 7:15AM
Subject: Re: Balzer duplex
I agree with the decision to reject the application. The neighborhood meeting is clearly a part of the code
process, and Mikal, as the P&Z chair, can scarcely claim ignorance of the process.
G reg
>>> Steve Olt 01 /30/04 09:11 AM >>>
Cameron,
As you are aware, Mikal Torgerson brought a Project Development Plan (PDP) submittal application to our
window yesterday, January 29th, for a duplex residential building on the rear (alley side) of the
property at 624 South Loomis Street. We did not accept the application and PDP documentation
because the neighborhood meeting requirement for a Planning and Zoning Board (Type II) development
proposal had not been satisfied. This requirement is set forth in Sections 2.2.2(B) & (D) of the Land Use
Code (LUC).
Mr. Torgerson has stated that he and his client relied on the information given to them in the City staff
conceptual review comments of September 17, 2001 (attached to this e-mail), regarding the City's
development review process. He cited two comments from the letter and they are as follows:
Comment 1a states, in part, that "the proposed new two-family dwelling (duplex) is permitted in the NCM
District subject to a Planning and Zoning Board (Type II) review and public hearing".
" Comment 1c states that "the first step in the City's formal development review process will be a
complete submittal of a Project Development Plan (PDP) to the Current Planning Department for a
Planning and Zoning Board review and public hearing".
I reminded Mr. Torgerson of Comment 11 in the letter, which states that "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 4.7 NCM, Neighborhood Conservation, Medium Density District".
The neighborhood meeting requirements are set forth in Article 2, Section 2.2.2. They say that a
neighborhood meeting shall be required by the Director on a development proposal that is subject to
Planning and Zoning Board review unless the Director determines that the development proposal would
not have significant neighborhood impacts; and, that if a neighborhood meeting is required, the meeting
shall be held prior to submittal of a development application to the Director for approval of a project
development plan.
Mr. Torgerson is concerned about the action taken yesterday by the Current Planning Department in not
accepting his development application. There has been substantial cost in preparation of the PDP
documentation, which now might not be able to be reviewed until after June of this year due to the alley
house moratorium. There is a possibility that we may hear further from Mr. Torgerson and his client (Eric
Balzer) regarding this issue.
Steve
CC: Paul Eckman