Loading...
HomeMy WebLinkAbout612 E. PITKIN, CARRIAGE HOUSE - PDP - PDP150023 - 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 Heidi Shuff June 19, 2015 Studio S Architecture 715 W Mountain Ave Fort Collins, CO 80521 Re: 612 E Pitkin - Carriage House Description of project: This is a request to construct a carriage house at 612 E Pitkin St. (Parcel #9713317009). The carriage house will be 230 sq. ft. on the second story of a 597 sq. ft. alley loaded garage. This project will coincide with the scrape and re-build of the existing single-family home on the site. The parcel is located in the Neighborhood Conservation - Low Density (NCL) zone district. This proposal will be subject to Type I (Administrative) review. 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Department: Zoning It appears there is a small roof on the west side of the main house that may be extending too far into the setback. Roofs can overhang only two feet into a setback. 1. 2. This project will be a type I (administrative) review Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Department: Water-Wastewater Engineering For a carriage house, calculations from a Mechanical Engineer are required to show the existing services have sufficient capacity to serve the new dwelling unit. In addition, a Carriage House Covenant Agreement will be required prior to establishing utility service to the carriage house. 1. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 2. 3. Development fees and water rights will be due at building permit. Page 1 of 5 Response: This has been addressed- the roof is meeting the 2' maximum encroachment into the setback. Response: Please see attached calculations from Integrated Mechanical illustrating the existing services have sufficient capacity to serve the proposed new house & carriage house. It's my understanding that the Carriage House Covenant Agreement will be addressed during the permitting process. Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Department: Traffic Operations The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived. 1. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Department: Stormwater Engineering 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. 1. If there is an increase in imperviousness greater than 1000 square feet a drainage report, erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer. If there is less than 1,000 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 1,000 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. 2. When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. The outfall for this property is into Pitkin St. 3. If 1000 square feet of additional impervious area is added, the new impervious area 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-guideli nes-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 4. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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 at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme nt-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. 5. The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Manual. 6. Page 2 of 5 Response: The increase in imperviousness will be less than 1,000 square feet (see attached sheet SK-C1 illustrating the existing vs. proposed impervious area and table summary). Also attached are the site grading plan (G1) and drainage letter. Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Department: Fire Authority FIRE LANES A fire access lane is required to within 150' of all portions of the carriage house and the location of the proposed carriage house exceeds the maximum distance. For the purposes of determining distances, alleys are not considered dependable means of access and cannot be used. A residential fire sprinkler system would be required. Code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 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, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. 1. PREMISE IDENTIFICATION If the carriage house is intended for rental use, it shall be addressed separately. Address numerals shall be posted on the building and at the street. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. 2. Contact: Kelly Kimple, , kkimple@fcgov.com Department: Environmental Planning With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. 1. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Department: Engineering Development Review Marc Ragasa mragasa@fcgov.com or 221-603 will be the Engineer assigned to this project. Please contact him if you have further questions regarding the engineering comments or requirements. 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 4. Page 3 of 5 Response: The north side of the carriage house is greater than 150' from Pitkin Street (the assumed fire access lane). We are proposing to provide a sprinkler system meeting the requirements of the 2012 IRC, section P2904, in order to bring the structure into compliance. Response: The carriage house may be used as a residence by the owner's nanny. As a result, the request will be made for a separate address for the structure and the address will be identified with numerals located on the fence adjacent to the gate leading to the carriage house (see attached sheet 1 of 2). Response: Will comply. 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. The existing driveway off of Pitkin will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. The alley adjacent to this lot is not improved (it is dirt/gravel). In accordance with the Land Use Code if this dwelling unit is considered a Carriage House the alley can remain in its current condition. If the dwelling unit doesn’t fit within the Carriage House criteria and is not considered a Carriage House, the alley will need to be designed and improved along the frontage of the lot out to the nearest street in accordance with the standards. 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. This shall including the standard utility easements that are to be provided behind the right-of-way (8 foot along an alley, and 9 foot along Pitkin). 7. Utility plans may be required. It is possible that any grading and utility work can be shown on a site/ landscape plan. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 9. Contact: Coy Althoff, , CAlthoff@fcgov.com Department: Electric Engineering Light and Power has single phase electric service available in this area. Added kVA and system modification charges will apply. 1. Please note that depending on the actual location of the existing service, it may be subject to re-location due to the construction of the new building. 2. Please note that the carriage house will need to have it's own meter separate from the main house. 3. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. 4. Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Planning Services 1. Needs to meet all requirements of the NCL Zoning District Standards. Initial CR description appears to comply with main standards. 1. 2: Lot size is 14, 420 SF based on project description of additional acquisition of 15' on east side as shown in FAR calculations. 2. 3. Water and sewer services may be extended from the main house to the carriage house. But, the Water Department will require both to pay the raw water acquisition fee. 3. 4. The new house and carriage house must comply with the following standards: a. Building Design b. Front Façade Character c. Side Façade Character 4. Page 4 of 5 d. Building Height (Carriage House cannot exceed 24 feet) e. Eave Height (cannot exceed 13 feet along a side lot line) f. A back yard is still required and must be at least 120 square feet 5. You get credit for existing water and sewer taps. But, the new water (copper v. galvanized steel) and sewer (plastic v. clay tile) services will require a street cut, fill and patch which is a cost that should be anticipated. 5. 6. Any accessory building with water and/or sewer service shall be considered to have habital space. At time of buildling permit, need to coordinate with County to confirm accessory structure shall not be used as a dwelling unit. 6. 7. Fees: This project appears to meets the criteria for a small project and associated fee schedule. A small project fee request form must be completed to authorize a small project fee, so coordinate with the project planner to process this request. Please contact the Development Review Center to assess associated fees based on approval by the Director. 7. 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. 8. 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. 9. 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. 10. 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. 11. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 12. 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. 13. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 14. Page 5 of 5 Response: Please find the attached Administrative Interpretation, dated September 30th, 2014, which addresses the allowable eave height along the side lot line. Response: The existing water & sewer services to the property are adequate to serve both the main house & carriage house (see attached letter from Integrated Mechanical). No new or additional services are anticipated at this time. Response: We're not anticipating any requests for Modification of Standards. Response: We are not planning on holding a neighborhood meeting. Response: Will comply. Response: See the attached site grading plan (sheet G1) which indicateds the new driveway off Pitkin Street. Response: The intent is to develop the structure in compliance with the Carriage House criteria. Currently, no improvements to the existing alley are proposed within the scope of this project. Response: The proposed carriage house is located 8' from the rear property line (see attached sheet 1 of 2). Response: See attached sheet 1 of 2 Response: See attached sheet 1 of 2 Response: See the attached updated legal description for actual extents of additional acquisition east of the original lot. The updated lot size is 13,973 SF and allowable area has been updated accordingly on the attached sheet 1 of 2.