HomeMy WebLinkAbout405 SCOTT AVENUE CARRIAGE HOUSE PDP AND FDP - FDP190019 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWless) for any LED light fixtures is preferred. Please also consider fixtures with
motion -sensing or dimming capabilities so that light levels can be adjusted as needed.
Site light sources shall be fully shielded and down -directional to minimize up -light, light
spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of
Fort Collins Night Sky Objectives. For further information regarding health effects please
see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
UR: Three wall mounted fixtures only meeting these standards. DONE.
3. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its residents now and generations from now. Thus, the City of Fort
Collins has many sustainability programs and goals that may benefit this project. Of
particular interest may be the:
1) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at
970-416-2312 or rgatzke@fcgov.com
2) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com UR: Noted
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. Traffic Operations has no comments. Construction of one approved single family
dwelling generates very little traffic and as such per chapter 4 of Larimer County Urban
Area Street Standards (LCUASS) any requirements for a traffic impact study are waived.
UR: DONE
Department: Technical Services
Contact: Jeff County, 970-221-6588, (county@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information. UR: Noted. DONE.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions. UR: Noted. DONE.
3. FIRE SPRINKLER SYSTEM
Should the applicant chose to use a fire sprinkler system please contact Assistant Fire
Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. UR: Noted
4. HYDRANT
>A hydrant producing 1000gpm at 20psi residual pressure is required within 400ft of this residence.
>This is fulfilled by the hydrant located at Magnolia and Scott however, it is the
applicant's responsibility to verify the flow. Please contact Fort Collins Utilities for assistance. UR: Noted
5. ADDRESSING/WAYFINDING
>To assist with prompt emergency response, the address will be clearly visible from the
street on both residences.
>Additionally, wayfinding signage shall be placed to indicate the best route to the carriage house.
UR: Noted. Carriage House Sign will face the alley on the west side.
Department: Forestry
Contact: Nils Saha, nsaha@fcqov.com
1. INFORMATION ONLY
There are existing trees on site. Forestry recommends retaining and protecting
significant trees to the extent reasonable feasible. UR: Noted.
2. INFORMATION ONLY
Pertaining to question posed regarding tree proximity to construction site:
Construction activity should take place outside of the dripline of the tree. Dripline is
defined as a vertical line from the outer edge of the tree canopy to the ground.
Additionally, horse chestnut trees can reach a height of 40-60 feet with a mature canopy
width of 25-40 feet. We would recommend considering these spacing requirements in
the placement of the carriage house. UR: Noted
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also
see the City of Fort Collins Plant List : https://www.fc-gov.com/forestry/plant list.pdf. UR: Noted
2. Note in regard to outdoor lighting, especially LED light fixtures, cooler color
temperatures are harsher at night and cause more disruption to circadian (biological)
rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or
Department: Electric Engineering
Contact: Cody Snowdon, 970.416.2306 csnowdon@fcgov.com
1. The existing lot is currently served with a single #4TCU from the alley, which has the
capacity of 125 amps. There is a Secondary Box in the alley that could be used to
extend an additional service to the property if additional capacity is required. UR: Noted
2. The Carriage House would be required to be individually metered. The meter location
will need to be coordinated with Light and Power. Please refer to Section 8 of the
Electric Service Standards for addition requirements for metering. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FI N
AL_18November2016_Amendment.pdf UR: Noted
3. FEES (standard comment):
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me or visit the following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
UR: Noted
4. Please contact Cody Snowdon with Light & Power Engineering if you have any
questions at (970) 416-2306. UR: Noted
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.ora
1. 2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are
in the process of adopting the 2018 International Fire Code. Code adoption is
anticipated in early 2019. Building plan reviews shall be subject to the adopted version
of the fire code in place at the time of plan review submittal and permit application. UR: Noted
2. UPDATE 03/07/2019
The applicant may be investigating other access options from Magnolia St to the north
and possible access from the Church parking lot to the south.
ACCESS
>Access is required to within 150ft of all portions of the exterior perimeter of the
proposed carriage house. This can be measured from Scott Avenue because it is an
unclassified street.
>However it is approximately 130ft out of this required measurement and alleys cannot
be used for access.
>This access can be achieved by establishing a fire lane onto the property however this
property does not allow this with the existing buildings.
>This out of compliance condition may be mitigated if the carriage house is designed
with an approved fire sprinkler system. This requires the approval of the fire marshal.
UR: Noted. Client has worked out Supply, Access, and Sprinkler direction for approval w/ PFA
require a higher degree of water quality treatment with one of the two following options:
UR: Noted
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2.75% of all newly added or modified impervious area must be treated by LID techniques.
9. FEES (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for new
imperious area over 350 square feet and there is a $1,045/acre of site review fee. No
fee is charged for existing imperious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov. com/utilities/business/b u ilders-and-developers/plant-investment-deve to
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. If there is also an erosion control escrow it would be 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.
Monthly fees - http://www.fcgov.com/utilities/business/rates UR: Noted
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions. The City's Transportation Development Review Fee (TDRF) is due at the
time of submittal. For additional information on these fees, please reach out to your
Development Review Coordinator. You can also see: http://www.fcgov.com/engineering/dev-review.php
UR: Noted
2. 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. All public sidewalk, driveways and
ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If
they currently do not, they will need to be reconstructed so that they do meet current ADA
standards as a part of this project. UR: Noted
3. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineerinq/streets UR: Noted
4. Utility plans may be required and a Development Agreement may be recorded once the
project is finalized. UR: Provided.
5. In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. UR: Noted
erosion control material submittal, the project still must be swept and
maintained to prevent dirt, saw cuttings, concrete wash, trash & debris,
landscape materials and other pollutants from the potential of leaving the
site and entering the storm sewer at all times during the project in
accordance with City Code 26-498. If complaint driven or site observation of
the project seem not to prevent the pollutant discharge the City may require
the project to install erosion and sediment control measures. Nearby inlets
that may be impacted by the pollutants, in particular dirt, should be
protected as a good preventative practice and individual lots should be
protected from material escaping onto the sidewalk. If at building permit
issuance any issues arise please email erosion@fcgov.com to help facilitate
getting these permits signed off. UR: Noted
2. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment):
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 Criteria Manual. UR: Noted
3. DOCUMENTATION REQUIREMENTS (site specific comment):
A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs. UR: DONE
4. STORMWATER OUTFALL (site specific comment):
Drainage into alleys in the Old Town Basin can be problematic, causing damage to
downstream and neighboring properties. As part of any construction with this
development, a drainage analysis will need to be completed by a Civil Engineer
addressing any additional drainage created by the development and may be required to
show how conveyance of site drainage is conveyed to an adequate public facility without
impacting downstream properties. UR: Noted, See Civil Letter & Drawings
5. IMPERVIOUSNESS DOCUMENTATION (standard comment):
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. UR: DONE
6. DETENTION REQUIREMENTS (site specific comment):
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. UR: Noted
7. STANDARD WATER QUALITY REQUIREMENTS (site specific comment):
If there is an increase in impervious area greater than 1000 square feet, fifty percent of
the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged. UR: Noted
8. LID REQUIREMENTS (site specific comment):
If there is an increase in impervious area greater than 1000 square feet, Low Impact
Development (LID) requirements are required on all new or redeveloping property which
includes sites required to be brought into compliance with the Land Use Code. These
http://www.colocode.com/ftcollins/landuse/begin.htm. UR: Noted
12. 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. UR: Noted
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php. UR: Noted
14. 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. Your Coordinator
will provide you with an estimate of these fees with the final conceptual comment letter.
15. When you are ready to submit your formal plans, please make an appointment with
Your Development Review Coordinator. UR: DONE
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
1. WATER AND SEWER SERVICE (standard comment):
It is allowable to connect the carriage house water and sewer services to the services
for the existing house. For water service, the fire suppression system may dictate
whether the existing service is adequate to provide service to both houses. UR: Noted
2. WATER CONSERVATION (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: htt�://www.fcclov.com/standards UR: Noted
3. FEES (standard comment):
Development fees and water rights will be due at building permit. These fees are to be
paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/b usi ness/b u ilde rs-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees.
UR: Noted
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
Contact: Jesse Schlam, 970-218-2932, Ischlam@fcqov.com
1. INFORMATION ONLY:
No Comment from Erosion Control. Based upon the submitted Planning
Materials it has been determined that this project; will disturb less than
10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes
(greater than 31-1:1 V) within or adjacent to the project, and is not part of a
larger common development that will or is under construction. Therefore, no
Erosion Control Material submittal is needed. If this project substantially
changes in size or design where the above criteria now apply, erosion control
materials should be submitted. Though the project at this time requires no
3
2. It is unclear how much yard space will be provided to carriage house but please make
sure that there is at least 120 SF that is 10 feet in its smallest dimension. The deck does
not count toward this metric. UR: more than 120sf is provided. Done.
3. Only one additional parking space is required at a dimension of 9'x19'. A wheel stop will
be required at the edge of the parking space. a reduction in the'proposed new parking'
width could help establish a yard and space for landscaping between the parking and
proposed deck. UR: Done
4. It appears that the way the building is oriented that it may have issues meeting the north
side property line 1' setback for 1' height increase as described under'Solar Access
Setbacks'. This may potentially be solved if the building was rotated counterclockwise 90 degrees.
UPDATE: For north lot line setbacks / building height please visit 4.7(E)(4) for more information.
https://library. municode.com/co/fort_collins/codes/land_use?nodeld=ART4Dl_DIV4.7NECOLODEDI L
UR: building moved south, north wall lowered to comply. DONE.
5. It was mentioned in the application that the intent for the carriage house is to be used for
guests. For your information 405 Scott Avenue is located outside the Short Term Rental
boundaries established by City Council, therefore, this project would not be supported by staff.
UPDATE: Clarification has been made that the carriage house would be used on a long-term basis.
UR: DONE.
6. Due to some of the stormwater requirements that will be activated with an increase of
impervious surface > 1,000 SF, consider a design that expands the footprint and adds
another story to the existing garage or that reduces proposed increase in impervious
surface. See stormwater comments for more information. UR: See Civil Dwgs, DONE.
7. Maximum square feet for carriage house:
■Allowable square footage of carriage house: 800 square feet - unless carriage house
■Maximum carriage house footprint: 600 square feet
Floor area shall include all floor space within the basement and first floor plus that portion
of the floor area of any second story having a ceiling height of at least seven and one-half (7'/2) feet.
UR: No basement, 600sf footprint 151, 200sf > 7.5' 2°d floor.
8. Eave Height: Please keep in mind when orienting the building along the lot line that the
eave height cannot exceed thirteen feet from grade. UR: Noted. DONE.
9. 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 us know. Your Development Review Coordinator would 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. UR: Noted, not desired.
10. 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. UR: Noted
11. 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
2
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 • fax
rcgov.com
March 08, 2019
Carolyn Haddad
Re: 405 Scott Ave Carriage House
Description of project: This is a request to build a carriage house at 405 Scott Ave (parcel
#9710425005). Access is taken from Scott Ave to the east and a rear alley to the west. The
property is within the Neighborhood Conservation, Low Density (NCL) zone district and is
subject to Administrative (Type 1) Review.
Please see the following summary of comments regarding your proposed Carriage House.
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, please contact
your Development Review Coordinator, Brandy Bethurem Harras, at 970.416.2744 or
bbethuremharras@fcgov.com. Your Coordinator will be your main point of contact as you
progress through the Development Review Process, Building Permit, and construction of your project.
Comment Summary:
Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. This project is located in the Old Town Neighborhood Plan (OTNP) area. Please
reference the document to see how your project aligns with the intent of the plan. At time
of submittal a narrative will be required that identifies which applicable objectives of the
OTNP that your project is meeting.
Please also visit the Old Town Design Guidelines (pp 89-91) for guidance with design of
the carriage house. Primary takeaways are:
■Design the mass, form and roof shape to be compatible with the primary building and
surrounding historic context. (Think about eves, roof pitch, windows and siding)
■Use materials that are similar in color, texture and scale to the primary building.
■The building should be subordinate in size.
UR: Noted