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HomeMy WebLinkAbout429 S. WHITCOMB STREET CARRIAGE HOUSE - PDP - PDP130006 - 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 January 30, 2013 Conor Flanagan PO Box 1832 Fort Collins, CO 80522 Re: 429 S Whitcomb - Carriage House & Home Addition Description of project: This is a request to construct a carriage house and add a second level and attached garage to an existing home located at 429 South Whitcomb Street (Parcel # 97113-30-013). The lot is located in the Neighborhood Conservation Medium Density (N-C-M) Zone District. As there is already an existing principal building on the lot, construction of the carriage house is subject to administrative (Type 1) review in the N-C-M Zone District. 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. The property is in the NCM zone. A carriage house requires a Type 1 Review. Per current regulations, the overall lot size must be twice as large as the total floor area of all buildings on the lot. The maximum allowed floor area for buildings or portions of buildings that are located in the rear 50% of the lot is 1/3 of the lot area of the rear 50% of the lot. If the lot is 11,186 square feet, this means that the total floor area allowed is 5,593 square feet, and the maximum floor area allowed in the rear 50% of the lot is 1,845 square feet. (This comment is based on the Land Use Code regulations in place on January 28, 2013. It's possible that these regulations could change in the coming months and in order for the project to be reviewed under current regulations, a complete PDP application for the carriage house must be submitted prior to the effective date of any code changes. If the applicant desires to pursue only the addition, a complete building permit application must be submitted prior to the effective date of code changes). The proposed carriage house is 1000 sq ft in the back 50% of the lot. The proposed addition would bring the existing principal structure to approximately 3000 sq ft on the front 50% of the lot, and the total to approximately 4000 sq ft well below the maximum 5,593 sq ft. 2. There are two different second level floor plans submitted with the conceptual review application. Which one is correct? Both show a wet bar area on the 2nd floor. Please note that no cooking appliance is allowed on the 2nd floor. Please see submitted floor plan and elevations. No cooking appliances will be on the second level. 3. All new construction must comply with the setback standards for the NCM zone: 15' from front lot line, 15' from street side lot line, 5' from alley, and 5' from north side lot line for the first 18' of wall height along that Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com lot line. Please refer to attached site plan 4. How big is the carriage house? No dimensions are shown. The maximum allowed floor area is 1000 square feet, including a basement and garage. The maximum height for a carriage house is 1 1/2 stories and 24 feet. The front of the carriage house must face Mulberry. The carriage house must comply with the additional standards in Section 4.8(F)(3) The carriage house is less than 1000 sq ft and less than 24 feet and complies w/ Section 4.8(F)(3) 5. The site plan appears to show a driveway on the south side of the carriage house. If that's a new driveway and a new curb cut is proposed on Mulberry, a modification would be needed to Section 4.8(F) (5). This section requires that access come off the alley unless there's an existing curb cut that's intended to be used. The Engineering Department may have additional regulations applicable to this issue. The referenced curb cut on Mulberry is pre-existing. No additional curb cut is planned on Mulberry. Department: Water-Wastewater Engineering Contact: Roger Buffington, , rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 16-inch water main and 10-inch sewer in Mulberry, a 4-inch water main and 12-inch sewer in Whitcomb and an 8-inch sewer in N/S alley to the west of the property. Sewer is planned to come from the N/S alley. Water may come from Mulberry or Whitcomb. This is being discussed w/ Roger Buffington. 3. The water service to the existing house is a ¾-inch service. New water is planned to come off of a water main 5. The sewer service for the existing house on the east part of the property should be located to determine if it connects to the sewer in the alley and if there may be a conflict with the proposed carriage house location. The carriage house sewer is planned to go to the N/S alley. The principal residence sewer goes to Mulberry on the west end of the house. 7. There are two possible options for water/sewer service to the carriage house. Services separate from the existing primary residence may be installed connecting to the City mains, or if both residential buildings will be on the same lot and under the same ownership and if the dwelling unit near the alley meets the definition of a carriage house, water and sewer service may be extended from the primary residence to the carriage house provided the conditions of City Code Sections 26-94 and 26-256 are met. The carriage house is intended to have separate utilities. Department: Water-Wastewater Engineering Contact: Roger Buffington, , rbuffington@fcgov.com 9. Development fees and water rights will be due at building permit. If water and sewer services are extended from the principal dwelling to the carriage house, the development fees and water rights total approximately $5,300. The estimated cost to run sewer and water to existing City mains is $6773 according to an email from Roget Buffington. 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 risk flood fringe in the Old Town Basin, and must satisfy the standards of Chapter 10 of City Code. A Floodplain Risk Map is attached. The proposed carriage house complies w/ Chapter 10. 2. All but a small portion of the lot is in the moderate risk flood fringe (green on the attached Flood Risk Map), and there are no floodplain construction standards for additions, remodeling and repairs, or new construction in the moderate risk area. The proposed carriage house is elevated one foot and moved east out of the flood plain. 3. A small portion of the lot along the alley is in the high-risk flood fringe (light blue on the attached Flood Risk Map). As shown, the western edge of the proposed carriage house is proposed to be constructed within that flood fringe. If any part of a structure is in the flood fringe the entire building is considered to be in the high risk flood fringe, and must be constructed in accordance with the standards of Chapter 10. Please refer to above comment 4. New residential construction is allowed in the high risk flood fringe, as long as the lowest finished floor and all duct work, heating, ventilation, etc. is elevated 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE), where RFPE = BFE + 18 inches. No portion of the carriage house is proposed to be in the high risk floodplain. 5. In addition to elevating the proposed building, basements are not allowed in new construction in the flood fringe, and crawl spaces (if used rather than slab-on-grade) must be built in conformance with Chapter 10 standards (this will include venting, sump pumps, etc.). The proposed carriage house is outside of the flood fringe. 6. It may be advisable to locate the carriage house a few feet to the east, out of the high risk flood fringe. We would strongly suggest, 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. The carriage house is planned to be elevated as well as moved out of the high risk flood fringe. 7. Critical use facilities (group homes, residential care facilities, congregate care facilities, daycare facilities, etc.) are not allowed in any portion of the 100-year floodplain. None of these uses are proposed 8. 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 any questions or comments. Please refer to attached drainage and grading letter. 9. Development Review Comments: 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. Please see attached drainage letter 10. 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 5000 square feet on an existing development. They must be prepared by a Professional Engineer registered in Colorado. If there is less than 5000 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 5000 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. Jesse Schlam waived requirement of any additional erosion control materials as this project does not increase impervious area more than 5000 square feet nor does it disturb more than 10,000 sq ft. He warned of the consequences for allowing silt to get into City sewers and streets. 11. 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. Please see above comment 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 drainage outfall for the site is the street or the alley. There are no storm drains near the site. Acknowledged. 14. 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. Jean Pakech will be contacted with the new impervious area calculations. 15. 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: Historical Preservation Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com 1. Any exterior changes to or demolition of buildings 50 years old or older will need to be reviewed under the City’s Demolition/Alteration Review Process, Municipal Code Section 14-72. This process begins with a determination of eligibility, which identifies the appropriate review process(es). The determination of eligibility requires current color photographs, of all sides of each building or structure. Sufficient photos should be taken to show the current condition of the building, especially any previous alterations or additions. Digital photos are encouraged, and may be sent to jweinberg@fcgov.com or kmcwilliams@fcgov.com. Hardcopies may be sent to P.O. Box 580, 80522; or dropped off at CDNS, 1st Floor, 281 N. College Ave On 30 Jan 2013, a meeting was conducted with the historical society in order to preserve the historical significance of the existing structure in the design of the new addition. 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. If any of the buildings or structures are 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 Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com 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. Please refer to the note above. 3. This building was reviewed for its Landmark eligibility, as outlined in the comments above, and was determined individually eligible for Landmark designation. As submitted, the plans do not uphold the building's architectural and historic integrity. Specifically, the plans do not meet LUC 3.4.7 D(1) and (2). The applicant has agreed to meet with a Design Review Subcommittee of the Landmark Preservation Commission to find a solution. Please refer to the not above. 4. Properties that are, or become, designated as Fort Collins Landmarks, and/or on the National or State Registers of Historic Places, 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. Acknowledged 5. The Design Assistance Program pays for up to $2,000 each year, for the design of alterations, additions, or new construction located in the Eastside and Westside Neighborhoods (roughly, north of Prospect, and between Taft and Lemay). The owner selects from the Design Assistance Program Consultant’s Master List, and the design must meet the requirements of the city’s building codes. This assistance is available to anyone, regardless of the building’s age or eligibility for designation. Acknowledged. 6. Staff will need elevations of the proposed carriage house to determine any potential impacts it could have on adjacent historic Landmarks. Please see attached elevations Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. PREMISE IDENTIFICATION Please provide details for the carriage house. PFA has no other comments on this project unless the carriage house is intended to serve as a separate residence. If so then the carriage house must be addressed separately from the main residence. 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. 2006 International Fire Code 505.1 Standing by for further guidance on numbering and addressing the carriage house. 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. No existing trees should be impacted by the proposed development. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@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. Request additional information on these fees 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 TDRF fees are 2 units at $500 per unit = $1000 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) for verification of a traffic study waiver. In addition, please contact Transportation Planning for their requirements/potential waiver as well. Ward Stanford waived TIS requirement. Aaron Iverson waived bike and pedestrian study. 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 No public improvements are planned 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Typically an 8 foot utility easement is required behind the alley right-of-way, which may be pursued by the utility providers if the existing structure abutting the alley is to be removed. In addition, a 9 foot utility easement is typically required behind Whitcomb Street right-of-way and a 15 utility easement is typically required behind Mulberry Street right-of-way. The utility easement dedication requirements may be waived if not pursued by the utility providers. Acknowledged 7. The proposal appears to be sharing a single driveway access off of Mulberry Street for both lots, which is certainly preferred over an additional driveway out to Mulberry Street. The proposed vehicular access into the garage/driveway for the carriage house however, appears awkward to access. Engineering would question the design and propose that the carriage house take vehicular access off the alley. With an access off the alley, the garage door would need to be set back 8’, or if a fence is placed along the alley offset less than 8’ from the edge of the alley, the garage door setback would need to be 20’ instead of 8’. The garage is set back from the property line in excess of 8'. No additional cut out along Mulberry is proposed. 8. Any unused driveways shall be removed and replaced with the standard parkway strip and sidewalk. Acknowledged 9. There is a repay due to the City for the existing sidewalk along Mulberry Street which was installed by the City. I would like to know more about this fee. 10. Construction plans may be required with this proposal depending on whether public improvements are required. Please provide additional information 11. A Development Agreement may be required once the project is finalized with Larimer County recordation costs paid for by the applicant. Please provide additional information 12. A Development Construction Permit (DCP) or an excavation permit may be needed prior to starting any work on the site. Please provide additional information Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. The distance between the carriage house and the proposed shed needs to be a minimum of 3 feet. If less than 3 feet, the walls will need a one hour rating with no openings. Closer than two feet, no overhangs are allowed, unless approved by the building department as a variance. Overhangs within the 2'-3' area would also need added fire rated measures. Please contact the building department for a more detailed analysis prior to the PDP submittal. PDP plans will be reviewed by them as well. The overhangs are more than 3' apart for the carriage house and the existing barn. 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. I waive my right to a neighborhood meeting 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. Required fees were discussed in a 19 Feb 2013 email from Jason Holland. 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Submittal is scheduled for 22 Feb 2013 at 3pm