HomeMy WebLinkAboutBOUTON HOUSE SUBDIVISION - PDP/FDP - FDP150002 - CORRESPONDENCE -7. 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.
8. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
10. A modification to the LUC would be needed for what was identified as buildings 1, 2, and 3 on the
original plan if these are proposed to be platted on double frontage lots.
Department: Electric Engineering
Contact: Jim Spaulding, 970-416-2772, *sspaulding@fcgov.com
1. Light & Power will apply normal development charges to lot 1 (area in blue) and lot 3 (area in red)
excluding lot 2 (area in orange) however, system modification charges may apply to lot 2.
2. Easements between lots may be necessary to provide an area for electric utility services.
3. Light & Power requires a Commercial Service (C-1) form specifying main panel(s) size(s) and an
electrical one -line diagram of building service(s).
4. Please provide a site/utility plan to Light & Power electric utility project manager and an AutoCad (v.
2007, 2010, or 2013) drawing of site/utility plan to CJ Housely (cjhousley@fcgov.com) with electric utility
project manager cc'd in email.
5. Please contact Electrical Engineering at 221-6700 if you have any questions.
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes(dfcgov.com
1. A Project Development Plan is required, consisting of a replat and site plan for three single family
detached lots.
2. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
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.
3. 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.
4. 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.
5. 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.
6. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex()fcgov.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. If any 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: Sheri Langenberger, 970-221-6573, slangenbergen@ftgov.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. Any existing driveways that will no longer be used will need to be removed and the curb, gutter and
sidewalk reconstructed to standards. Any new driveways to be installed will need to be designed and
installed to standards.
5. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) 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.
6. 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
7. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
8. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
determination of eligibility, which, when once made, will be good for 5 years. Staff will need to receive
good quality, current photographs of all sides of each structure, and a signed owner's consent form, in
order to proceed with the determination of eligibility. The determination of eligibility may be appealed by
any citizen to the Landmark Preservation Commission.
2. The eligibility of a property for landmark designation does not, in any way, designate the property as a
Landmark; it does define which of the various City review processes the development application would
be reviewed under.
3. Since the property is already designated on the National Register of Historic Places, it is also likely
eligible for designation as a Fort Collins Landmark. If the property is found to be individually eligible for
Landmark designation, then the project would be reviewed for compliance with LUC Section 3.4.7.
Section 3.4.7. is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or
objects are preserved and incorporated into the proposed development and any undertaking that may
potentially alter the characteristics of the historic property is done in a way that does not adversely affect
the integrity of the historic property; and (2) new construction is designed to respect the historic character
of the site and any historic properties in the surrounding neighborhood.
4. Properties that become designated as Fort Collins Landmarks qualify for financial incentives, for both
interior and exterior work. These include $15,000 Historic Structure Assessment grants, State Historic
Fund grants of $300,000 and more, both 20% State and 20% Federal Tax Credits, and City no interest
loans of up to $7,500 each year. Please contact Josh Weinberg at jeinberg@fcgov.com for more
information.
Department: Fire Authority
Contact: Jim Lynxwiler, 970.416-2869, ilynxwiler(a poudre-fire.org
1. PREMISE IDENTIFICATION
IFC 505.1: 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. The proposed property divisions shall be addressed separately. The residential
unit on proposed Parcel 1 is specifically problematic. Due to the setback distance and line of sight
difficulties, the address for this property shall be posted ON the structure AND at Sherwood Street by
means of approved signage.
2. FIRE LANES
IFC 503.1.1: 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. Proposed Parcel 1 will not meet access requirements
without dedicating a fire lane on the property however that does not appear feasible. 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. As the residence is
out of fire access, it will require a fire sprinkler system to be installed.
3. WATER SUPPLY
IFC 508.1: Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Within the Urban Growth Area, residential hydrants are required to provide 1,000 gpm at 20 psi residual
pressure, spaced not further than 400 feet to the building. Further information is required to determine if
the proposed residence on Parcel 1 meets current code requirements. Any variance to the fire code
requires approval of the fire marshal and discussion is recommended.
1. 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.
2. In the Old Town drainage basin a drainage and erosion control report and construction plans are required
if there is an increase in impervious area greater than 5,000 square feet in an existing development. The
drainage report must address the four -step process for selecting structural BMPs. Standard operating
procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer. If
there is less than 5,000 square feet of new impervious area on an existing development, a drainage
letter along with a grading plan should be sufficient to document the existing and proposed drainage
patterns. If there is less than 5,000 but more than 350 square feet of new impervious area; a site grading
and erosion control plan is required instead of a complete construction plan set.
3. When improvements are being added to an existing developed site onsite detention is only required if
there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is
required with a 2 year historic release rate for water quantity.
4. Water quality treatment is also required as described in the Fort Collins Stormwater Criteria Manual.
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/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) In this case disconnection of impervious areas and directing the down spouts
into landscaped areas are two acceptable methods.
5. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area
over 350 sq.-ft., 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.
6. 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.
7. Arthur Irrigation Company has a 4' x 15' concrete irrigation box which crosses this address near the rear
property line. Any structure planned for this property must beset back a minimum of 20 feet from the
oustide edge of the box. Vehicular traffic is not permitted on the box, and any utility crossing must be
preceded by an approved crossing agreement between the Arthur Irrigation Company and the property
owner. Mark Taylor, 970.416.2494, is currently the President of Arthur Irrigation Company and the
applicant should feel free to contact him to discuss these comments.
Department: Historical Preservation
Contact: Josh Weinberg, 970-221.6206, Iweinberq(aifcgov.com
1. The barn proposed to be altered is more than 50 years old. Its alteration will need to go through the
demolition/alteration review process (City Code Section 14-72). The first step in this is a current
standard 4.8(f)(1)(c) would be required.
4. As best as I can tell the proposed garage would sit in the front half (7500 s.f.) of the lot and the proposed
single family dwelling sits in the rear half (7500 s.f.). The overall Floor Area Ratio (FAR) and bonus for
the accessory garage allows you to have up to 5,500 s.f. of floor area on the lot which the project is
considerably below. The rear FAR allows up to 2,475 s.f. for which the proposed dwelling is far less than
that. So the FAR requirements are met.
5. Lot divisions cannot create a non-compliance. Depending on the height of the house on parcel 2 along
it's north property line a 5' setback along that side may have to be increased. A 5' sideyard setback
may be permitted as long as the wall height along that side is no greater than 18'. One foot of add'I
setback would be required for every two feet of wall height which exceeds 18'. The lot line may have to
be set further to the north because of this requirement.
6. The proposal suggests that the proposed 35lot frontage of Parcel 2 could be increased to 40' as
required by zoning. If it remains at 35', then a Modification of the standard would be required. It appears
that increasing the width to 40' would create an awkward relationship of the lot to the existing house as
well as an odd lot shape. The tradeoffs of these two options would warrant further consideration following
the meeting.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Existing water mains and sanitary sewers in this area include a 4-inch water main and an 8-inch sewer in
Sherwood. Sewer exists only on the north 1/3 of the property.
2. There is currently only one 344-inch water service extending to the property.
3. In order for the property to be subdivided, the proposed north lot (Parcel 1) where the barn is located
must have separate water and sewer services connecting to the City mains in Sherwood. City records
list only one dwelling on the current property; therefore, development fees and water rights will be due
when the barn is converted to a dwelling unit.
4. If it is intended that the proposed south lot (Parcel 3) will be a buildable lot, separate water and sewer
services will also be required for that lot prior to construction of a house. The water service can connect
to the water main adjacent to the lot; however, sewer service will be more challenging as there is no
sewer main in Sherwood across this lot frontage.
5. Development fees and water rights will be due at time of building permits on the newly created lots.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221.6887, mwilkinson(a�fcgov.com
1. No comments from traffic operations or transportation planning.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargueCDfcgov.com
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
September 25, 2014
Randy Everett
113 N Sherwood St.
Fort Collins, CO 80521
Re: 113 N Sherwood- Subdivision
Description of project: This is a request to subdivide the historic single family residential property at 113 N.
Sherwood St. (Parcel #9711409001) into three lots. The existing house would remain on one of the lots.
The existing accessory building would remain on one of the lots and be converted to a single family
dwelling. The third parcel could be developed in accordance with zoning. The zone district is
Neighborhood Conservation, Medium Density (NCM). This project will be subject to Administrative (Type 1)
review.
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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
Comment Summary:
Department: Zoning
Contact: GaryLopez, 970-416-2338, glopez fcgov.com
1. Staff understands that non -regulated land transfer has occured with a survey plat recorded with Larimer
County. A replat of the property is required.
2. The footprint of the proposed carriage house appears to be 1121.6 s.f. and the upper room(s) square
footage will count towards the maximum floor area' As this would be a detached single family dwelling
on it's own lot it would not be considered a "carriage house". However, as it sits behind the front house
on its own lot a modification would be required as the proposed dwelling would exceed 1000 s.f. which
is the max. allowed in this case.
3. With this layout on the proposed parcel 1, the detached accessory garage conversion proposed places
this in front of the principal building which standards do not permit. A Modification of the Land Use Code