HomeMy WebLinkAbout625 S. PETERSON MULTI-FAMILY - PDP - PDP160005 - 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
Brad Massey
October 22, 2015
alm2s
712 Whalers Way
B-100
Fort Collins, CO 80525
Re: 625 Peterson St - Multi-family
Description of project: This is a request to build a fourplex and carriage house at 625 Peterson St
(parcel #9713212001). The existing single-family home will be demolished and replaced with the
fourplex. An additional carriage house will be built in the rear half of the lot. The site is located in the
Neighborhood Conservation - Medium Density (NCM) zone district. This proposal will be subject to
Planning & Zoning Board (Type II) 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Department: Zoning
You are required to provide 7 parking spaces for the multi-family building and one space for
the single family home for a total of 8. One of these will need to be a van-accessible
handicap space.
1.
You will need to provide 1 bike parking space per bedroom. 60% of these will need to be
enclosed.
2.
3. The description and the site plan are different. Is the carriage house a duplex?
4. LUC 3.2.2(J) A minimum landscaped setback area is 5 feet along the property line.
NCM setbacks are:
Front 15 feet
Rear 5 feet from alley
side 5 feet
Additional side setbacks are required for height. See planning comments for details.
5.
Page 1 of 8
Submittal has been changed to construct a 3 unit addition to the rear
of the existing house for a total of 4 units in a single building with no
carriage house in the rear.
Revised layout requires a total of 7 stalls (2.0 for 3BR unit, 1.75 for each of the two 2BR units & 1.5 for 1BR
unit). 7 stalls including one van-accessible are provided at rear surface parking. 2 additional stalls are
proposed off existing curb cut at front of property as requested by neighbors at neighborhood meeting.
8 bike parking spaces are proposed just east of the vehicular parking area w/ 5 of them to be covered.
Proposed carriage house has been deleted. One 4-plex is proposed by
constructing a 3 unit addition to the existing house for a total of 4 units.
The existing house will be a 3-bedroom unit while the addition will have
two 2-bedroom units and one 1-bedroom unit.
East face of existing house is setback approx. 19' from the property line while the existing
covered front porch is approx. 11' from the property line. New addition behind house
meets these setback requirements.
Agreed. Southern property line setback will need to exceed minimum per 4.8(E)(4)(a) and Figure 17.5.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Water-Wastewater Engineering
Existing water and sewer mains in the vicinity include an 8-inch sewer main in the alley to the
west, a 15-inch sewer main in Peterson, and a 16-inch water main in Peterson.
1.
Existing water and sewer services to the site will need to be reused or abandoned with the
development.
2.
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
3.
4. Development fees and water rights will be due at building permit.
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: Mark Taylor, 970-416-2494, mtaylor@fcgov.com
Department: Stormwater Engineering
1. This property is located in the City regulatory Old Town Moderate Risk Floodplain, and all
development must comply with the safety regulations of Chapter 10 of City Municipal Code.
A Flood Risk Map will be provided to the applicant at Monday’s meeting.
1.
2. Although there are no floodplain elevation standards for development in the moderate risk
floodplain, we recommend that the lowest finished floor along with all duct work, heating,
ventilation and air-conditioning systems, hot water heaters, electrical, etc. be elevated a
minimum of 24-inches above the Base Flood Elevation (BFE). The BFE can be obtained
upon request.
2.
3. 3. Critical Facilities are not allowed within the moderate risk floodplain.
4. 4. Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with questions.
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. There is a final site inspection
required when the project is complete and the maintenance is handed over to an HOA or
another maintenance organization. The erosion control report requirements are in the Fort
Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins
Amendments. If you need clarification concerning this section, please contact the Erosion
Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
5.
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.
6.
When there is an increase in impervious area greater than 5000 square feet on an existing
development, onsite detention is required with a 2 year historic release rate for water
quantity.
7.
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Design intent is to provide new water and sewer services to the structure and abandoned old services.
Per 11/19/15 email from Mark Taylor, the BFE is 4989.9 at the west edge of the
property and 4988.9 at the eastern edge. We have established our proposed
slab-on-grade finished floor at 4991.0, which is as high as we can make it and still
provide handicapped accessibility to the 1 bedroom flat as required by the 2012 IBC.
The survey prepared by Washburn Surveying documents the existing impervious
area on the site and our proposed design stays under this 5,000 sf threshold.
Fifty percent of the site 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.
8.
Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. 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. Standard operating
procedures (SOPs) for all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-develo
pment
9.
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.
10.
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 Criteria Manual.
11.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
FIRE LANES
Fire access is required to within 150' of all portions of all buildings. Alley access is not a
reliable means of emergency access and can not be used to calculate access distances.
The main, four-plex appears to meet the code requirement as measured from Peterson St.
The carriage house is out of access from Peterson and will require a residential fire sprinkler
system to offset the lack of access. 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.
AUTOMATIC FIRE SPRINKLER SYSTEM
The multi-family, four-plex will require an automatic fire sprinkler system under a separate
permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related
questions at 970-416-2868.
2.
WATER SUPPLY
A fire hydrant is required within 300' of either building, as measured along the path of vehicle
travel. The closest hydrant appears to be on the corner of Peterson and E Laurel. The
3.
Page 3 of 8
960 sf of pervious pavement is proposed in the SE corner of the surface parking area at the rear of the lot.
The carriage house has been deleted from the proposed work and the
material submitted for review do not allow a thorough evaluation of the site and it is unclear if
this code requirement is being met with the existing utility infrastructure available in the area.
Applicant to verify nearest hydrant location, volume and pressure. Code language provided
below.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500
gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot
centers thereafter.
PREMISE IDENTIFICATION
Street number and unit addresses may be required both on the building and at the street,
depending on building setbacks and visibility. 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.
4.
Contact: Rebecca Everette, 970-416-2625, reverette@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 low-water-use plants and grasses in your landscaping
or re-landscaping and reduce bluegrass lawns as much as possible.
1.
The applicant should make note of Article 3.2.1(C) that requires developments to submit a
landscape and tree protection plan, and if receiving water service from the City, an irrigation
plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances
the pedestrian environment". Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have a
DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan,
City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
development.
2.
If tree mitigation is necessary, please include a note on the tree mitigation plan or landscape
plan, as appropriate, that requires a tree removal to occur outside of the migratory songbird
nesting season (February 1-July 31), or that a survey be conducted prior to removal to
ensure no active nests in the area.
3.
Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or
drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the
State of Colorado and the City of Fort Collins.
4.
Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that may
benefit your project. Of particular interest may be the:
1. ClimateWise program: http://www.fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building and the Climate Action Plan:
http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or
traeker@fcgov.com
4. Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Lindsay Ex at 970-221-6767 or
5.
Page 4 of 8
The hydrant at the northwest corner of Peterson and Laurel appears to fall just within the 300'
limit assuming the fire truck is parked directly in front of the property. There is also another
hydrant at the southwest corner of Peterson and Myrtle providing additional coverage.
We will sign the building as required to meet these requirements. Our assumption for
lex@fcgov.com
5. Design Assistance Program:
http://www.fcgov.com/utilities/business/conserve/rebates-incentives/integrated-design-assist
ance/, contact Crystal Shafii at 970-221-6766 or cshafii@fcgov.com
6. Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources, contact
Norm Weaver at 970-416-2312 or nweaver@fcgov.com
7. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagriculture.php
Please consider the City’s sustainability goals and ways for your development to engage with
these efforts.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Department: Engineering Development Review
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.
1.
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
2.
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. 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 will need to be removed.
3.
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
4.
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 the alley, and 9 foot along Peterson Street).
5.
6. The alley adjacent to the site is paved.
Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
7.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
8.
With the parking lot – a separation from the alley - similar to what is shown in these
drawings is needed.
9.
Any rain gardens within the right-of-way cannot be used to treat the development/ site storm
runoff. We can look at the use of rain gardens to treat street flows – the design standards for
these are still in development.
10.
Bike parking required for the project cannot be placed within the right-of-way and if placed
just behind the right-of-way need to be placed so that when bikes are parked they do not
extend into the right-of-way.
11.
In regards to construction of this site. The public right-of-way shall not be used for staging or
storage of materials or equipment associated with the Development, nor shall it be used for
parking by any contractors, subcontractors, or other personnel working for or hired by the
Developer to construct the Development. The Developer will need to find a location(s) on
12.
Page 5 of 8
private property to accommodate any necessary Staging and/or parking needs associated
with the completion of the Development. Information on the location(s) of these areas will be
required to be provided to the City as a part of the Development Construction Permit
application.
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Department: Electric Engineering
1. Single phase power is available from a transfomer locted west of 635 Peterson.
New development charges and system modification charges will apply. Right now there is
existing 150A electrical capacity available feeding the single family home. It is preferred to
have the meters banked on the multifamily units to avoid individual service fees.
2.
Please review our Electric Construction Policies, Practices & Procedures for transformer
and metering requirements. A link to this document is below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin
es-regulations
3.
Need to ensure power has a 10' separation with all water lines and 3' separation between
gas lines. This only applies to parallel runs and not crossings.
4.
If there are any questions please contact Light & Power @ 221-6700 and as for Project
Engineering.
5.
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Planning Services
The solar access setbacks outlined in section 4.8(E)(4)(a) will apply to this project. The wall
along the north property line of the 4-plex will require a one foot setback for each foot over 14
feet.
1.
On the southern property line, the wall will require a one foot setback for each two feet over
18 feet, per Land Use Code section 4.8(E)(4).
2.
The front facade will require one of the treatments outlined in Land Use Code section 4.8(F)
(1)(h).
3.
The side facade will require one of the treatments outlined in Land Use Code section 4.8(F)
(1)(h)(i).
4.
The maximum eave height along the side lot line for the carriage house is 13 feet according
to Land Use Code section 4.8(F)(2)(b)(1).
5.
The site plan shall provide a separate yard area containing at least 120 sq. ft. to serve both
the carriage house and the existing principal dwelling per Land Use Code section 4.8(F)(3)(c)
(1).
6.
The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold a
neighborhood information meeting prior to formal submittal of the proposal. Neighborhood
meetings offer an informal way to get feedback from your surrounding neighbors and
discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750,
to assist you in setting a date, time, and location. I and possibly other City staff, would be
present to facilitate the meeting.
7.
Page 6 of 8
Based on my understanding of the LUC, the northern property line setback does not need to
exceed the 5' minimum because 4.8(E)(4)(a) does not apply since the structure to the north
is not a one story house per 4.8(E)(4)(a)4. It is a large two-story apartment building.
Agreed. Except for the entry porch, the building is setback at least 7'
to provide for additional height of the gable-end elements.
The existing house is proposed to remain to satisfy the LPC. Our intent is to rebuilt
the front porch in the same basic configuration as it currently exists.
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.
8.
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.
9.
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.
10.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
11.
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.
12.
When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
13.
Page 7 of 8
It was noted at the CRT that all off-street parking would have to be
accessed off the alley and that the existing curb cut off Peterson
would have to be closed. Based on feedback from the neighbors,
we are proposing to provide the required parking off the alley but
also provide two additional spaces above the minimum using the
existing curb cut off Peterson. This would be the only Modification of
Standard Request and if it is not supported by staff we will eliminate
these two stalls.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of
the adopted City codes and Standards listed below. The proposed project should be in the
early to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 970-416-2341 to
schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage and
type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Green Code Amendments effective starting 2/17/2014. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970-416-2341
Page 8 of 8
We had a pre-submittal meeting with Russ Hovland on Nov. 30th to
review any potential code implications related to this project.
Agreed. The north and south facades have
numerous steps to meet this requirement.
The carriage house has been deleted from
the proposed development.
The carriage house has been deleted from the proposed development. There are separate yard spaces
at the front, back and north sides of the 4-plex building.
A neighborhood meeting was held on Nov. 9th with approx. 15
people in attendance. We have attempted to address many of their
concerns including:
- The existing zoning allows for up to 4 units with 3 bedrooms each,
ie. a total of 12 bedrooms. We have limited our proposals to 8
bedrooms.
- The existing zoning allows for up to 4,800 sf total, however we
have limited our total area to 4,357 sf to help minimize the scale of
the building.
- We are proposing an 8' high privacy fence along a portion of the
south boundary to help screen the one unit entry facing to the south.
We intend to provide recycling bins within enclosure at rear of property. We are also enhancing the R-value of the existing
home in both the walls and roof.
No public improvements are anticipated at this time.
The parking area and trash/recycling enclosure are
held back 5' per the setback requirements.
We are not proposing nay rain gardens.
Bike parking is proposed on the east side of the vehicular parking
area well within the property boundaries.
addressing is that the 4-plex building will be 625 Peterson with individual letters or
numbers for each unit, ie. Unit A, B, C and D or 1, 2, 3 and 4.
A tree mitigation site visit was held with Ralph Zentz on Dec. 8th and the results have
been incorporated into the site and landscape plans for proper mitigation.
Our desire is to get moving forward with the removal of some trees to stay out of the Feb.
1 thru July 31 timeframe. Is it acceptable to move forward with the removal at this time?
4-plex structure will have an 13R residential fire sprinkler system.
However, northern property line setback does not need to exceed the 5' minimum because 4.8(E)(4)(a) does not apply
since the structure to the north is not a one story house per 4.8(E)(4)(a)4. It is a large two-story apartment building.
005