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HomeMy WebLinkAbout416 N. GRANT AVE. CARRIAGE HOUSE - PDP - PDP130017 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWMAY 14, 2013 413 Cormorant Court Fort Collins, CO 80525 Re: 416 N Grant Ave - Carriage House Description of project: This is a request to construct a carriage house at 416 North Grant Avenue (Parcel# 97112-19-021). The 1 1/2 story carriage house would be 903 square feet with alley access. The site is located in the Neighborhood Conservation, Medium Density (N-C-M) Zone District. Carriage Houses are subject to Administrative (Type 1) review in the N-C-M Zone District. Comment Summary: Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Department: Zoning 1. Land Use Code (LUC) 4.8(F)(5) Any new parking area must take access from an adjoining alley. The proposed internal parking is access off of the alley. 2. Please provide a cross section to demonstrate the Floor area of the 2nd floor. We have included a building section in this submittal package. Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Department: Water-Wastewater Engineering 1. Existing water mains and sanitary sewers in this area include 4-inch water main and a 6- inch sewer in Grant. 2. The existing water service to the property is a ¾-inch service. 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. We are planning to bring water and sewer service to the proposed carriage house from the existing home. Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com Department: Stormwater Engineering 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. We have documented existing impervious are on site that are to be removed and proposed new impervious are. The total net impervious area added is 291 s.f. It is our understanding that this will reduce or eliminate many of the requirements mention in this letter. 2. A drainage letter should be sufficient to document the existing drainage patterns and to discuss the water quality measures being provided. The drainage letter needs to address the four-step process for selecting structural BMPs. Also standard operating procedures (SOPs) must be prepared for each of the BMPs being used on the site. A grading plan is also required. All of these must be prepared by a Professional Engineer registered in Colorado. The total net impervious area added is 291 s.f. 3. 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-regulations/stormwater-criteria) In this case disconnection of impervious areas and directing the down spouts into landscaped areas are two acceptable methods. 4. 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 paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. The LID requirements may be waived by Basil on the carriage house project but with the future garage project with the long driveway these requirements may apply. There is also more information on the EPA web site at http://water.epa.gov/polwaste/green/bbfs.cfm? go back=.gde_4605732_member_219392996. 5. The drainage outfall for the site is probably the alley but the design engineer will need to verify it. The design engineer will also need to verify that the alley drainage stays in the alley all the way to the street. If it doesn't there may be a need for an offsite easement or alley improvements to contain it in the alley. We have indicated the drainage outfall on the plans 6. 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. 7. 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. The design of the site does conform to the Old Town Plan Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Department: Historical Preservation 1. The principle structure is over 50 years old and therefore, the City's Demolition/Alteration Review Process (Municipal Code Section 14-72) would apply because the Carriage House may potentially impact the principle structure's eligibility for local landmark designation. This process begins with a determination of the existing home at 416 N. Grant's eligibility for recognition as a Fort Collins Landmark. You must submit current color photographs of all four sides of the existing residence. 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 via e-mail to Josh Weinberg at jweinberg@fcgov.com or Karen McWilliams at kmcwilliams@fcgov.com. We have sent photos to Josh 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 the home at 416 N. Grant 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. It is our opinion that this proposed carriage house will be complimentary in its design character to the existing home and neighborhood. 3. Staff encourages that you take advantage of the City's Design Assistance Program (DAP), a program to encourage quality design in the East Side and West Side Neighborhoods. The DAP pays for up to$2,000 towards the design and building plans for 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. In this instance, a consulting architect could be brought in on the design of the carriage house and potential garage elevations to ensure their compatibility with Sections 3.4.7 and 3.5.1 of the Land Use Code. We have reviled this carriage house design with Bill Stashak how a city approved consultant and included his impute in our current proposed design. Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Department: Forestry 1. A landscape plan that shows all existing trees is required as well as tree mitigation. Please contact Tim Buchanan to schedule an on-site tree mitigation meeting. We have had a preliminary meeting with Tim on site and will need another meeting to finalize the tree mitigation plan. We have included a preliminary landscape plan in this submittal package for review and comment Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Department: Fire Authority We plan to complete with all the fire department regiment listed below. We are planning for the carriage house to have an approved fire suppressing system through out. 1. FIRE ACCESS For the purposes of fire access, the alley serving the carriage house is not acceptable. The carriage house setback from Grant Ave. places the building out of fire access (See Fire Lane Requirements Below). The access requirement may be offset by an automatic fire sprinkler system. 2. FIRE LANES 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. 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 FDC Fire Department Connections for sprinkler systems shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2 3. KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 4.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 shall have its own unique address, separate from the main house at 416 N Grant. The address for the carriage house shall be visible from Grant Ave. Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Department: Environmental Planning 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. We have had a preliminary meeting with Tim on site and will need another meeting to finalize the tree mitigation plan. We have included a preliminary landscape plan in this submittal package for review and comment Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Department: Engineering Development Review 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. We are planning to pay the required fees at which time we obtain a building permit for this structure. 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 We have paid the required fees as a part of this submittal 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. We will replace and or repair as required by the city. 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. We have been in contact with Joe’s office and determined that a traffic study is not required for this project. See copy of email included. 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 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. We do not anticipate that this project will require any dedications. 7. Utility plans may be required and a Development Agreement will be recorded once the project is finalized. We have included utility information on the site plan 8. A Development Construction Permit (DCP) or an excavation may need to be obtained prior to starting any work on the site. 9. Depending on design of the carriage house, garage door setbacks will apply. Refer to LCUASS figure 7-11F. We have change the set back to 8 feet on the site plan. 10. If the proposed driveway is to be paved, keep in mind that no more than 750sf of pavement can drain across the public sidewalk to the road through the drive approach. The proposed drive is intended to be gravel. Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Department: Electric Engineering We plan to compile with all utility company requirements 1. The existing single-family home is fed from the alley. Any relocation or modification to the existing electric facilities will be at the owner’s expense. 2. Electric facilities in the alley will need to be extended to the North to feed the new carriage house and the transformer will need to be upgraded. System modification charges will apply. 3. Electric Capacity Fee and Building Site charges will apply to this site. Light & Power Engineering 970-221-6700. Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Current Planning We have made changes to the plans that hopefully address all of the comments below. 1. Please call out the size (sq. ft.) of the carriage house footprint as well as the total square feet of the carriage house. The footprint can not exceed 600 sq. ft. and the maximum total (including the second floor) is 1,000 square feet. (LUC Section 4.8(D)(1),(2)) 2. On the site plan please call out the square footage of the rear half of the lot as well as the rear Floor Area Ratio as proposed with new structures. The maximum rear floor area ration is .33. 3. Please call out the width of the lot on the site plan. 4. We will need an exhibit (possibly an additional elevations sheet) demonstrating compliance with 4.8(E)(4). This specifically relates to the north and south elevations. The code section reads, "minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction thereof of wall or building height that exceeds eighteen (18) feet in height. " It is not clear from the provided site plan and elevations that the carriage house is meeting this standard. A cross section drawing showing the lot lines and wall height and setbacks will be required at time of formal submittal. 5. Please provide a landscape/tree protection/tree mitigation plan detailing existing trees on site. Please identify which ones will remain and which ones will be removed. The removed trees will need to be mitigated per section 3.2.1(F),(G). It appears the "future garage" will remove a significant number of trees. Those trees should probably be mitigated for with this plan. Please contact Tim Buchanan, City Forester at 221-6361 (tbuchanan@fcgov.com) to schedule an on-site tree survey and coordinate mitigation requirements. 6. Please call out the number of bedrooms the carriage house will have on the site plan and provide an internal floor plan. 7. Please call out the parking spaces for the Carriage house on the site plan. One space per bedroom is required per Section 4.8.(F)(3)(a)(2). Will there be a concrete parking pad? The access should be off the alley. Please call out drive access to the parking on the site plan. 8. Please note that this property can not be subdivided creating a new lot in the rear portion where the carriage house is. (LUC 4.8(F)(7)). 9. What is the intent of the asterisks after Carriage House on the site plan? You will need to have the garage be part of the plans (with elevations) or remove it completely (with access) from the plans. 10. If the garage is to be part of the plans, please call out garage with out habitable space. The Code requires the garage to take access off the alley. 11. In terms of design compatibility (Section 3.5.1), Staff suggests taking cues from the surrounding architecture in terms of details like exposed rafter ends. As a suggestion, possibly consider a hipped roof as the principle structure has a lower pitched hipped roof. 13. On elevations, please call out all materials and colors. 14. 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. 15. 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. 16. 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. 17. 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. 18. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 19. 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. 20. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.