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HomeMy WebLinkAbout627 WHEDBEE STREET DUPLEX - BASIC DEVELOPMENT REVIEW - BDR170004 - 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 17, 2017 Jeff Gaines Highcraft Builders 429 S Howes St Fort Collins, CO 80521 Re: 627 Whedbee St. - Duplex Description of project: This is a request to convert the existing single-family home into a duplex at 627 Whedbee St. (parcel #9713213017). The new unit would be located in the existing, finished basement of the home. New parking would be located off the alley. The site is located in the Neighborhood Conservation – Medium Density (NCM) zone district. This proposal will be subject to Basic Development 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com 1. LUC 3.2.2(K) parking spaces required: One or less bedrooms- 1.5 spaces per DU Two bedrooms- 1.75 spaces per DU Three bedrooms- 2 spaces per DU Four and above- 3 spaces per DU [JG – 1/26/17] The basement DU will contain 1 bedroom, and the upstairs unit (no change to existing house layout) contains 3 bedrooms. The existing garage on site, accessed off the driveway from Whedbee, contains 2 parking spaces. An additional 2 gravel parking spaces are planned for access of the alley. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. This property is serviced by an existing 4-inch water main in Whedbee Street with a standard ¾-inch water service to the property. This property is serviced by an existing 8-inch sewer main located within the alley. [JG-1/26/17] No changes are planned for water or sewer service to the property. Per a conversation I had with Jody from FC Utilities on 11/30/16, separate water metering will not be required 2. For the additional dwelling unit proposed at this residence, additional water and sewer PIF’s will be due at the time of building permit. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. [JG-1/26/17] Per a conversation I had with Jody from FC Utilities on 11/30/16, the new DU PIF will be $4,146.00 Department: Traffic Operations Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com 1. 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. [JG-1/26/17] Noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. [JG-1/26/17] Noted. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. [JG-1/26/17] Noted. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 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. [JG – 1/26/17] Areas are described in the project site plan. 2. If there is an increase in imperviousness greater than 1,000 square feet a drainage report, erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. If the increase in impervious area is greater than 350 square feet and less than 1,000 square feet, a drainage letter along with a grading and erosion control plan should be sufficient to document the existing and proposed drainage patterns. A grading plan is required if the increase in imperviousness is less than 350 square feet. [JG – 1/26/17] Grading is indicated on the project site plan – impervious increase will be 177.5 square feet. 3. If there is an increase in imperviousness greater than 1,000 square feet, Low Impact Development (LID) will be required which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: a.50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b.75% of all newly added or modified impervious area must be treated by LID techniques. [JG-1/26/17] Noted. 4. Drainage into alleys in the Old Town Basin can be problematic, causing damage to downstream and neighboring properties. Construction adjacent to the alleyway could impact the drainage functionality of the alley area or adjacent properties. Depending on the amount of added imperviousness to the property, a drainage analysis may need to be completed by a Civil Engineer addressing any additional drainage created by the development and may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. [JG – 1/26/17] We discussed the necessity of alley improvements during the conceptual review meeting. The consensus at that time was that the addition of two pervious parking spaces off the alley would not be likely to have a great enough impact to necessitate improvements. 5. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site 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-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. [JG-1/26/17] Noted. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. The proposed duplex does not appear to involve any exterior alterations to the 1920 residence, and this will not require demolition/alteration review by the historic preservation division. If the plans evolve to include exterior changes to the building, please contact historic preservation staff to receive an application for demolition/alteration review. [JG – 1/26/17] Still correct – no exterior alterations will be made. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. The existing building meets current fire code requirements as measured from Whedbee St. [JG-1/26/17] Noted. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 400'of any Residential Building as measured along an approved path of vehicle travel. The existing infrastructure available in the area meets current fire code requirements. [JG-1/26/17] Noted. 3. RESIDENTIAL FIRE SPRINKLERS SYSTEMS The city code typically requires a fire sprinkler system in duplex residencies. Please contact the city building department for further information. [JG – 1/26/17] The building department has approved a variance eliminating this requirement. One hour fire protection will be provided at the underside of the floor between units, and one hour walls will be provided at walls of the basement utility space, and common space off the rear of the house. 4. PREMISE IDENTIFICATION & WAYFINDING Addresses shall be posted at the entry to each unit and where otherwise needed to aid in wayfinding. 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. [JG – 1/26/17] Wayfinding is described on the project site plan. Address numbers for the basement unit will be placed on the northwest corner of the house, facing the street, with an arrow pointing toward the driveway (which provides access to the rear of the house). Signage will also be placed at the back door accessing the common stairway at the rear of the house, and on the basement unit door. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. If updates to lighting will be proposed note: regarding LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures requested and those with dimming capabilities so that light levels can be adjusted. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ [JG – 1/26/17] No changes to exterior lighting will be made. 2. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. [JG – 1/26/17] No changes to landscaping (besides 2 alley parking spaces) will be made. 3. If trees will be impacted on site note LUC Section 3.2.1(C) requiring 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. [JG – 1/26/17] The site has three trees with a DBH greater than 6”, and they are indicated on the site plan. They will be protected in place during construction. 4. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. 1) ClimateWise program: fcgov.com/climatewise/ 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 5) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider City sustainability goals and ways this development can engage with these efforts. [JG-1/26/17] Noted – thank you for referring us to these resources. Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@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. [JG-1/26/17] Noted – I have reached out to Matt and am aware of 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 [JG-1/26/17] Noted. 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. [JG-1/26/17] Noted. 4. 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. [JG-1/26/17] Noted. The owners would like to understand the scope of repairs as soon as possible. They contacted Steve Cicione to arrange and evaluation, and believe that they saw city personnel assessing the sidewalk. We have not been able to confirm the extent of repairs. 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 [JG-1/26/17] Noted. 6. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. 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 all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php [JG-1/26/17] Noted – I expect to submit materials for these dedications the week of 2/13/17 7. Utility plans may be required and a Development Agreement may be recorded once the project is finalized. [JG-1/26/17] Noted – at this point I am not anticipating utility plans being required. It does appear sidewalk repairs may be required, but we do not know the extent (see note 4). 8. The Land Use Code requires that new development improve adjoining alleys out to the nearest public road. If this is not feasible for this development it may be possible to pursue a modification to this code section. [JG-1/26/17] We discussed this at the conceptual review meeting, and it seemed likely a modification could be made given the inconsequential scope of this development. 9. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. [JG-1/26/17] Noted. 10. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. [JG-1/26/17] Noted. 11. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. [JG-1/26/17] Noted – no encroachments are planned. 12. 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. [JG-1/26/17] Noted. 13. 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. [JG-1/26/17] Noted – bike parking does not appear to be required. 14. 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 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. [JG-1/26/17] Noted. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. The existing home is served from the rear of the lot with a 150amp service cable. Light & Powers existing electric facilities are running along the West side of the alley way. [JG-1/26/17] Noted – service is sufficient. 2. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. If Light & Power’s existing electric facilities are to remain within the limits of the project they must be located within a utility easement. [JG-1/26/17] Noted – no alterations are planned. 3. Any building larger than a duplex or greater than a 200amp service size is considered commercial and the secondary service will be installed and maintained by the owner. [JG-1/26/17] Noted. 4. lf installing a service larger than a 200amp, a Commercial service form and a one-line diagram will need to be submitted to Light & Power Engineering. . A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations [JG-1/26/17] Noted. 5. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact us if you have any questions regarding the fees for the project and reference our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees [JG-1/26/17] Per my conversation with Rob Irish on 11/30/16, fees for a new DU will be $1,408.00. I also noted that no requirements exist for separate metering. Department: Building Inspection Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com 1. Under current adopted building codes, duplexes must be fire sprinkled. This change from a single family dwelling to a two-family dwelling will trigger the fire sprinkler requirement. [JG – 1/26/17] The building department has approved a variance eliminating this requirement. 2. Current adopted building codes require the dwelling units within a duplex to be separated by at least a 1 hour assembly. [JG – 1/26/17] The building department has approved a variance for one hour fire protection to be provided at the underside of the floor between units. One hour walls will be provided at the central basement utility space, and common space off the rear of the house. 3. Be advised: individual dwelling units within a duplex may not "share air". This included forced air heat and ventilation air. [JG – 1/26/17] The forced air system will be disconnected from the basement. 4. Adoption of the 2015 I-Codes is anticipated for January 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. For more information, contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com. [JG – 1/26/17] Noted. Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. In the Neighborhood Conservation Medium Density (NCM) zone district, the conversion of the existing structure to a duplex can be processed as a basic development review without a public hearing if no exterior alterations are proposed. If exterior alterations or demolition occurs, the review process would then become a Type 2 review, requiring a decision by the Planning and Zoning Board and a neighborhood meeting. [JG – 1/26/17] No exterior alterations are proposed, and we are applying for BDR. 2. If any building additions/expansions are proposed, please ensure the project meets the Floor Area Ratio (FAR) standards for this zone district: On a 9,500 square foot lot, the overall floor area allowed is 3,375 sf, and a limit of 1,687 sf in the rear half of the lot. [JG – 1/26/17] Noted – no expansions are proposed and the existing buildings are within limits. 3. Duplex parking requirements are based on the number of bedrooms per unit at the following rates: 1 bedroom/unit: 1.5 parking spaces; 2 bedrooms/unit: 1.75 spaces; 3 bedrooms/unit: 2 parking spaces; 4 or more bedrooms/unit: 3 spaces. [JG – 1/26/17] The basement DU will contain 1 bedroom, and the upstairs unit (no change to existing house layout) contains 3 bedrooms. The existing garage on site, accessed off the driveway from Whedbee, contains 2 parking spaces. An additional 2 gravel parking spaces are planned for access of the alley. 4. If the parking area is larger than 1,800 sf or 6 spaces, the following additional setback and landscaping standards will apply: The parking area will need to be set back from the side and rear lot lines by 5-feet. Along the north and south abutting residential properties, a 6-foot fence is needed, along with a mixture of trees and shrub along the parking lot perimeter to screen vehicle headlights. 6% of the interior of the parking area also needs to be landscaped, such as with an island. [JG – 1/26/17] Noted – parking area will be under limit. 5. On project drawings, please be sure to label existing trees. If any trees need to be removed as part of the project, please contact Forestry (221-6660) to conduct an on-site assessment to determine conditions of on-site trees and mitigation values. [JG – 1/26/17] Noted – trees are labeled on site plan. No trees will be removed. 6. Please let me know if/when a decision has been made on whether any exterior alterations will be proposed for the structure and we can then sit down and go over the final development review process, specific submittal requirements, and review fees. [JG – 1/26/17] Noted – no exterior changes will be made, thank you for reviewing the BDR process and submittal requirements. 7. The proposed development is subject to a Basic Development Review, please contact the Zoning Department regarding your formal submittal. [JG – 1/26/17] Noted.