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HomeMy WebLinkAbout522 W. MAGNOLIA ST. CARRIAGE HOUSE - PDP - PDP130013 - 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 April 09, 2013 Dwight Sailer Highcraft Builders 429 S. Howes St. Fort Collins, CO 80521 Re: 522 W Magnolia - Carriage House Description of project: This is a request to construct a carriage house located at 522 West Magnolia Street (Parcel # 97114-20-015). The carriage house would be 2 stories with 2 bedrooms and approximately 1,120 square feet. The site is located in the Neighborhood Conservation Medium Density (N-C-M) Zone District. Single-family detached dwellings are subject to Administrative (Type 1) review in this zone district when a lot contains more than one principal building. 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, Sherry Albertson-Clark, at 970-224-6174 or salbertson-clark@fcgov.com. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com 1. As Current Planning noted the maximum sq ft for the carriage house is 1000 sqft. It appears that proposed structure is over the maximum. Please provide additional details to show compliance. HC Notes: The carriage house is 911 square feet. Please see the plans. 2. Land Use Code (LUC) section 4.8(F)(3)(c)2. States that windows overlooking abutting side and rear yards shall be minimized. Any proposed windows that do overlook abutting side and rear yards please provide explanation on the location and size. HC Notes: Please see plans and the Window schedule on Sheet A10. We will need also to see elevations of all sides of the building. 3. Wheel stops will need to be included on the parking stalls and turn around areas if there is no curb. HC Notes: Wheel stops and a turnaround will be installed. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 18-inch sewer in Magnolia and an 8-inch sewer in the north/south alley to the east of 516 W Magnolia. HC Notes: No comment required. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 2. The existing water service to the property is a ¾-inch service extending from the main in Magnolia. It appears that the existing sewer service also connects to the sewer main in Magnolia. 3. 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. 4. Development fees and water rights will be due at building permit. HC Notes: No comment required. Department: Transfort Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com 1. No Comments 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 high 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. 2. Construction of a residential structure is allowed in the flood fringe, provided that all duct work, heating, ventilation and air conditioning systems, hot water heater, electrical and the lowest floor of the carriage house, are a minimum of 18-inches above the Base Flood Elevation (BFE). That minimum elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18". HC Notes: The structure will be built according to standards with a crawl space. Please see plans. 3. Basements may not be constructed below the RFPE in the flood fringe. Crawl spaces (if used rather than slab-on-grade) must be built in conformance with Section 10-40 of City Code (this will include venting, sump pumps, etc.). HC Notes: The crawl space will be built according to standards. 4. The new addition proposed for the existing house is subject to the same basement restriction, crawl space requirement, and elevation requirements as the carriage house; with the exception that the RFPE = BFE + 6". HC Notes: The structure will be built according to standards with a crawl space. The garage will be constructed with flood vents (Currently under review with Brian Varrella and Mark Taylor) 5. 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. HC Notes: N/A 6. Any 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. HC Notes: This permit is being submitted. 7. 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. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 8. Stormwater 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 with a table summarizing the areas is required prior to the time fees are calculated for each building permit. HC Notes: Please see the attached exhibit 9. 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. A site grading and erosion control plan is also required instead of a complete construction plan set. HC Notes: Please see Grading and LID plans 10. 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 Fort Collins Stormwater 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.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati ons/stormwater-criteria) 11. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new parking lots must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. HC Notes: Please see Grading and LID plans 12. The drainage outfall for this site is either the alley or Magnolia Street. There are two storm drains in Magnolia St. if a deeper outfall is needed. 13. 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 Manual. 14. 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. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE ACCESS Fire Lanes shall be provided for every facility, building or portion of a building when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, as measured by an approved route around the exterior of the building or facility. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 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. 2006 International Fire Code 503.1.1 The carriage house exceeds the maximum allowable limits for fire access and shall require an NFPA13R fire sprinkler system. Contact Joe Jaramillo at Poudre Fire Authority for further information. Phone: 970-416-2868. HC Notes: Please see attached Proposal 2. PREMISE IDENTIFICATION 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. 2006 International Fire Code 505.1 The carriage house will need to be addressed separately from the residence at 522 W Magnolia. The addressing plan shall be submitted for review prior to approval. HC Notes: Sandy Lidell stated that we did not need to provide this information and that it would be taken care of by the City. 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. As several of the trees within this site may 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. HC Notes: Dwight Sailer met Tim Buchanan on site. Tim approved the removal of the tree located where the carriage house will be built. 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. 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. 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. HC Notes: Both departments confirmed that these studies are not required. Please see attached email. 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: N/A Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. Any work that may be required within the Right of Way or Public Alley will require an excavation permit which you can pick up in the City of Fort Collins Engineering Department. Current Planning Contact: Sherry Albertson-Clark, 970-224-6174, salbertson-clark@fcgov.com 1. The lot appears to meet the minimum lot area (5,000SF or two times the total floor area) and lot width standards (40FT) for the NCM district. 2. The maximum size of a carriage house in this district is 1,000SF, with a 600SF footprint. Maximum building height is 1-1/2 stories and 24FT for a carriage house. Maximum eave height is 13FT along the side lot line. 3. The rear half of the lot has an FAR limitation of .33. The proposed site plan appears to meet this standard. 4. Setbacks are 15FT front; 5FTrear and 5FT for side yards, unless the side wall height exceeds 18FT (which requires an additional 1FT of setback for every 2FTof height). The west side of the carriage house is within the 5' side setback. HC Notes: Please see plans 5. One off-street parking space is required per bedroom. Individual parking stalls and their dimensions will need to be shown on the site plan. HC Notes: Please see plans 6. A separate yard area to serve the carriage house and main house, and will need to be delineated on the site plan. This area will need to be at least 120SF, with no dimension smaller than 10FT and be screened from abutting properties, for privacy purposes. HC Notes: Please see plans 7. An ordinance was adopted by City Council as a result of the Eastside Westside Character Study on March 5, 2013. This ordinance included a provision that the new standards would not go into effect until May 15, 2013. This means that a complete application for a Type 1 review for the carriage house submitted prior to May 15 would be reviewed under the current NCM standards and a complete building permit application for the 2nd story addition submitted prior to May 15 would also be reviewed under current NCM standards. 8. The only provision in the new ordinance that would be applicable to the carriage house is the FAR/total floor area, which would limit the total floor area (including the carriage house) on the lot to 3,500SF (based on 25% of a lot area of 10,000SF + 1,000SF). 9. The provisions in the new ordinance that would be triggered by the proposed addition are the revised FAR (and what is counted toward FAR); and depending on the total floor area with the proposed addition, the front facade character could apply. 10. 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. HighCraft held their own neighborhood meeting on 4/11/2013 and invited residents within 800 feet of the property under review. 11. 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. 12. 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. 13. 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. 14. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 15. 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. 16. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.