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HomeMy WebLinkAboutSTONER SUBDIVISION - PDP - PDP130005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com February 12, 2013 Jay D Stoner 840 Noriker Drive Fort Collins, CO 80524 Re: 502 Wayne St Subdivision & Single Family Home Description of project: This is a request to divide an existing 16,000 sq. ft. lot at 502 Wayne St (Parcel# 9711334018) into two lots and construct a new one story single-family home on the new eastern lot (Lot B). An existing single family home would remain on the western lot (Lot A). The site is located in the Neighborhood Conservation Low Density District (N-C-L) and be subject to administrative (Type 1) review. Please see the following summary of comments regarding the project request referrenced 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. A modification of standards is required on LUC 4.7((F)(7) which restricts subdividing resulting in the creation of a "new lot in the rear portion of the existing lot". A modification of standards has been requested. 2. A modification may be avoided if Lot A was addressed off of Magnolia. A 15' front and exterior sideyard (fronting street) setback is required however no further non conformity will be made in changing the 5.67' exterior sideyard setback to a 5.67' frontyard setback instead as both require 15' none the less. Acknowledged. 3. It appears as proposed the new lot will meet all setbacks and FARs; both full and rear half. Acknowledged. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 6 -nch water main in Wayne Street, a 12-inch water main in Magnolia Street, and a 6-inch sewer main in the alley adjacent to the property. Acknowledged. 2. The water service to the existing house is a ¾-inch service connecting to the water main in Wayne Street. Acknowledged. 3. The sewer service for the existing home appears to connect into the existing 6-inch sewer main in the Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com alley. A dye test will be needed to determine the location of the connection. Acknowledged. 4. An easement will be necessary across the proposed east lot for the sewer service to the existing house. Acknowledged. 5. Water service for the proposed residence will connect to the 12-inch water main in Magnolia Street. Acknowledged. 6. Development fees and water rights will be due at building permit. Acknowledged. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. Floodplain Comments: This project is located in a City regulatory 100-year flood fringe and moderate risk floodplain in the Old Town Basin, and must abide by Chapter 10 of City Code. A Flood Risk Map is attached. Acknowledged. 2. As proposed, the new one-story house and the existing garage are entirely within the moderate risk floodplain (green on the flood risk map), and there are no constraints to building the new house or remodeling the garage; as long as both buildings remain entirely in the moderate risk floodplain. We would advise, however, that any new construction be elevated a minimum of 12-inches above the Base Flood Elevation (BFE) to protect against the possibility of flooding. Acknowledged. 3. A part of the existing house is in the flood fringe, so by code the entire building is in the flood fringe and must adhere to Chapter 10 of City Code. Acknowledged. 4. Residential development is allowed within the flood fringe and moderate risk floodplain as long as the buildings are not a critical facility (group homes, residential care facilities, congregate care facilities, daycare facilities, etc.). Acknowledged. 5. It is unclear from the submittal if the existing building is to be remodeled as part of this project. Repairing or remodeling a residential structure in a City flood fringe is allowed as long as the value of those improvements does not exceed fifty-percent (50%) of the value of the existing building. If the improvements are greater than 50% of the building¿s value (Substantial Improvement), the entire building must be brought into full compliance with the City's Chapter 10 floodplain requirements. No improvements to the existing structure are proposed with this project. 6. If the existing building is substantially improved, the building's lowest finished floor elevation must be 6-inches above the Base Flood Elevation (BFE). That 6-inch elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 6-inches. Acknowledged. 7. An existing basement below the RFPE may not remain upon completion of any substantial improvement to a residential structure. Acknowledged. 8. Any and all construction activities in the flood fringe must be preceded by an approved floodplain use permit, $25 fee and approved plans. The permit form can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Acknowledged. 9. The Floodplain Administrator for the Old Town Basin is Brian Varrella; 970.416.2217, bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com with questions. Acknowledged. 10. Stormwater Development Review: Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 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 is required. Acknowledged. 11. A drainage letter should be sufficient to document the existing and proposed drainage patterns. A grading plan is also required. These must be prepared by a Professional Engineer registered in Colorado. A new 5,000 square feet of new impervious area is allowed without onsite detention in the Old Town Drainage basin when the impervious area is added to an existing developed property. Acknowledged. 12. Water quality treatment is provided for this site in the Udall Natural Area water treatment facility. However onsite water quality treatment is encouraged as described in the Urban Storm Drainage Criteria 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.udfcd.org/downloads/down_critmanual_volIII.htm) Acknowledged. 13. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID) requirements in late December 2012 or early January 2013. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. Acknowledged. 14. There are storm drain lines in Magnolia and Wayne Streets and an inlet on Wayne St. and Magnolia in case a deeper drainage outfall is needed. Acknowledged. 15. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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 Design Criteria. Acknowledged. 16. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Stormwater Criteria Manual. Acknowledged. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. 1. 11/19/2012: No comments Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com 1. If this project contains, or is located in close proximity to, any buildings or structures 50 years old or older, the impact of the development on the historic buildings will need to be reviewed for compliance with Land Use Code Section 3.4.7, Historic and Cultural Resources. Please contact Josh Weinberg, jweinberg@fcgov.com or Karen McWilliams, kmcwilliams@fcgov.com. Acknowledged. Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com 2. LUC 3.4.7(A) Purpose, states: This section 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. Acknowledged. 3. LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is [designated or individually eligible for designation] then to the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use of the historic structure. The development plan and building design shall protect and enhance the historical and architectural value of any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located on property adjacent to the development site and qualifies under (1), (2) or (3) above. New structures must be compatible with the historic character of any such historic property, whether on the development site or adjacent thereto. Acknowledged. 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 trees on 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 as the result of development impacts. Acknowledged. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@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. Acknowledged. 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 Acknowledged. 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. Acknowledged. 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. Acknowledged. 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 Acknowledged. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Acknowledged. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Acknowledged. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Acknowledged. 9. The property does not appear to have sidewalk installed on either the W. Magnolia frontage or the Wayne Street Frontage. Detached sidewalk will need to be constructed at a minimum of 4.5 feet in width per our local residential street standards along both frontages. Sidewalk has been added. 10. The alley approach does not have a concrete apron. A concrete apron needs to be installed from the flowline of Magnolia Street to the back of right of way. Additionally, the alley will need to be paved in asphalt or concrete along the property frontage adjacent to the alley. Acknowledged. Currently, our plans do not show the requested improvements, as the applicant would like to better understand which portions of the city code require this improvement, and would like to understand how potential cost sharing for the improvements would be achieved before committing to any improvements to the alley. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Existing home is served by existing electric facilities in the alley. The existing service may need to be relocated to make room for the proposed house. Any relocation or modification to the existing electric facilities will be at the owners expense. Acknowledged. 2. Owner may need to provide a location for an electric vault. Acknowledged. 3. Owner will be responsible for Electric Capacity Fees and Building Site charges on the new lot. Also, system modification charges may apply due to the increased load. Acknowledged. 4. Coordinate the location of the new electric meter with Light & Power Engineering @ 221-6700. Acknowledged. Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. Per LUC Section 4.7(F)(7) No existing lot may be further subdivided in such manner as to create a new lot in the rear portion of the existing lot. Therefore, the proposed lot A/B subdivision is not permitted by code. A Modification to Standard has been requested. 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. Acknowledged. 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. Acknowledged. 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. Acknowledged. 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. Acknowledged. 6. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Acknowledged. 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. Acknowledged. 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Acknowledged.