HomeMy WebLinkAbout614 LESSER DRIVE CARRIAGE HOUSE - FDP190013 - 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
May 17, 2019
Mike Hutsell
Highcraft Builders
Re:614 Lesser Drive Carriage House
Description of project: This is a request to build a carriage house at 614 Lesser Dr
(parcel #9713115016). Access is taken from Lesser Dr to the west. The property is within
the Neighborhood Conservation, Buffer (NCB) zone district and is subject to Administrative
(Type 1) 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. Please direct all
questions regarding these comments or the next steps in the review process to your Development
Review Coordinator, Todd Sullivan.
Comment Summary
Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
1. The proposed development project is subject to a Type 1 (Administrative Hearing)
review. The hearing is a public meeting with an attorney presiding as the hearing officer.
A Public Notice will be mailed to property owners and residents within an 800-foot
radius (less public Right of Way, parks, trails, etc.) of the property under review 14 days
prior to the Administrative Hearing, and the hearing will be an opportunity for public
comments to be heard.
The applicant for this development is not required to hold a neighborhood meeting for a
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Type 1 review, however, 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.
We do not intend to hold a neighborhood meeting at this time.
2. 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.
No response needed.
3. Please see the Submittal Requirements and sample Checklist at:
http://www.fcgov.com/developmentreview/applications.php
A Submittal Checklist specific to your project will be provided to you with this letter.
See submittal checklist.
4. 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.
I will provide an estimated fee schedule for Development Review with this letter.
No response needed.
5. This letter is being provided to you in Microsoft Word format. Please use this copy to
provide written responses to each comment in the letter, using a different font color.
Please avoid responses such as "Acknowledge" or "Noted", and reference plans and
pages when appropriate.
No response needed.
6. I will be your primary point of contact throughout the development review process
through building permit to Certificate of Occupancy. Please work through me with
questions you have, meetings needing coordinated, etc. I ask that any communication
you have with individual department reviewers be shared with me as well (copy me
on emails, follow up phone calls, etc.). This allows me to best serve you and your
project.
No response needed.
Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. The following off-street parking requirements apply:
3.2.2(K)(1)(c) Single-Family Detached: For each single-family dwelling there shall be one
(1) parking space on lots with greater than forty (40) feet of street frontage or two (2)
parking spaces on lots with forty (40) feet or less of street frontage.
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4.9(E)(3)(a)(2). A minimum of one (1) off-street parking space must be provided for every
bedroom contained within a carriage house. light of conversation Todd relayed to me about the
proposed two-bedroom carriage
house it may be possible that four off-street spaces may be required (2 for 2-bedroom
carriage house & 2 for lot <=40 feet of frontage). At time of submittal please verify that the
plan meets the above-mentioned standards.
See Site Plan on sheet A0.0 for location of (4) designated off street parking spots required. Also see Land Use
Summary tabulation on sheet A0.0.
2. INFORMATION ONLY: SOLAR STANDARDS
Further information about our residential solar requirements can be found by visiting,
https://library.municode.com/co/fort_collins/codes/land_use?
nodeId=ART3GEDEST_DIV3.8SURE_3.8.32SOENSY
No response needed.
3. The design of the building appears to meet all design criteria as described under 4.9
Neighborhood Conservation, Buffer District. Please make sure that at time of submittal
that the plan set is clear when calculating gross floor area.
See Land Use Summary on Site Plan sheet A0.0 of plans submitted.
6. 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
No response needed.
7. 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.
All requirements of the LUC have been met. See Land Use Summary and Site Plan on sheet A0.0, as well as
building plans and elevations on sheets A2.0 and A3.0.
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
1. Site Specific: The current right-of-way for Lesser Street is less than our standard cross
section for a Residential Local Street. For this property to meet its local half street
obligation, this project will need to dedicate the additional 6 feet of right of way. With the
new dedication of right-of-way a new 9' utility easement will need to be dedicated
behind the new right-of-way. Please see my comment below on links to the process of
dedicating the right-of-way and utility easement.
See dedications for Right of Way and Utility Easement prepared for this project, included in submittal documents.
2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
No response needed.
3. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
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http://www.fcgov.com/engineering/dev-review.php
No response needed.
4. 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.
No response needed.
5. 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.
Per Morgan Uhlman, Engineering Department, the scope of the project would exclude the need to change current
sidewalk/driveway conditions.
6. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards
No response needed.
7. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. This shall include the standard utility
easements that are to be provided behind the right-of-way (15 foot along an arterial, 8
foot along an alley, and 9 foot along all other street classifications). No easements could
be found on this property in the country recorders files. The following easements will
need to be dedicated on the plat or separate document. Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php
8. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
See off street parking spot locations on site plan, on Sheet A0.0. Off street parking is more than 20’ from street curb
face to parking spots. Actual closest spot is ±67’ from street curb face.
9. 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.
No changes to area in public right of way.
10. The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
No changes to area in public right of way.
11. Doors are not allowed to open out into the right-of-way.
This requirement is met; see plans on sheet A2.0.
12. 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.
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No bicycle parking requirements apply, since neither the existing house nor the carriage house is an
extra-occupancy rental house.
13. In regard 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.
No response needed
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The addition of a carriage house does not generate a significant amount of new
vehicular traffic. Per Chapter 4 of the Larimer County Urban Area Street Standards, the
need for a traffic review is waived.
No response needed
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. ACCESS
Access is required to within 150ft of all portions of the exterior perimeter of the carriage
house. This can be measured and achieved from Lesser Dr. No further action required
for access.
Existing conditions meet this requirement. Rear property line is less than 150 feet from Lesser Drive.
2. HYDRANT
A hydrant is required within 400ft of the carriage house. The hydrant located to the north
at Myrtle St is appropriately located but it is the applicant's responsibility to verify output.
Please reach out to Fort Collins Utilities at WaterUtilitiesEng@fcgov.com for assistance.
A letter from the Water Utility Department stating the testing results should be provided
to you directly. Please provide a copy of this letter to the Development Review
Coordinator as soon as it is received.
See flow test from 4/13/2015. Meets requirements according to Andew Rosen. Approved flow test emailed to
Development Review Coordinator on 6/4/2019
3. ADDRESSING/WAYFINDING
To assist with prompt emergency response the address shall be clearly visible from the
street in no less than 6" tall numerals on a contrasting background. The carriage house
shall be designated Unit A or B, for example, and wayfinding signage shall be installed
to indicate the best access.
See Address Signage notes on Sheet A0.0.
Department: Water-Wastewater Engineering
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Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 6-inch water main in Lesser Drive with an existing ¾ inch water
service to the site.
No response needed
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in Lesser Drive with an existing sanitary
sewer service to the site.
No response needed
3. Service requirements (standard comment):
City Code Section 26-94 allows the proposed carriage house on this lot to utilize the
same water service as the main house if the requirements of this section of code are
met.
4. Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be re-used with this
project will be required to be abandoned at the main.
All existing water and sewer services are to be reused.
5. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
Spoke to Industrial Pretreatment on 06/05, project does not need to meet any wastewater discharge requirements
because there are no commercial uses associated with the property.
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
No response needed.
7. Fees (standard comment):
Development fees and water rights will be due at building permit. 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.
No response needed.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
2. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Old Town
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Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
See site plan on page A0.0 and accompanying drainage letter from Professional Engineer.
3. Documentation requirements (site specific comment):
Since the existing buildings are to remain, a drainage letter will be required. The letter
will need to document the existing drainage patterns, discuss the water quality
measures being provided, if required. The letter will also need to address where the
runoff generated by the new impervious area is going and may need to mitigate any
additional runoff directed onto adjacent properties. The drainage letter must be
prepared by a Professional Engineer registered in Colorado.
See accompanying drainage letter from Professional Engineer.
4. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the curb and gutter in Lesser
Drive.
No response needed.
5. Imperviousness documentation (standard comment):
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.
See impervious area tabulation in the Land Use Summary on Sheet A0.0
6. Detention requirements (site specific comment):
When improvements are being added to an existing developed site, onsite detention is
only required if there is an increase in impervious area greater than 5000 square feet. If
it is greater, onsite detention is required with a 2-year historic release rate for water
quantity.
Increase in impervious area is less than 5000 sq. ft. See impervious area tabulation in the Land Use Summary on
Sheet A0.0.
7. Standard water quality requirements (standard comment):
If the site is required to meet present Land Use Code requirements, onsite water quality
treatment of the runoff may be required. Water quality treatment methods are described
in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs).
A method that could be used on an existing site is to direct the downspouts to a
landscape area. Another is if perimeter landscape buffers or parking lot medians are
required, they could be used to treat the runoff in bio-retention areas or rain gardens.
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria)
No response needed.
8. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com .
No response needed.
9. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
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complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of 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-dev
elopment
No response needed.
10. Fees (standard comment):
The 2019 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. 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.
No response needed.
Department: Stormwater Engineering – Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. Information Only:
No Comment from Erosion Control. Based upon the submitted Planning
Materials it has been determined that this project; will disturb less than
10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes
(greater than 3H:1V) within or adjacent to the project, and is not part of a
larger common development that will or is under construction. Therefore, no
Erosion Control Material submittal is needed. If this project substantially
changes in size or design where the above criteria now apply, erosion control
materials should be submitted. Though the project, at this time, requires no
erosion control material submittal, the project still must be swept and
maintained to prevent dirt, saw cuttings, concrete wash, trash & debris,
landscape materials and other pollutants from the potential of leaving the
site and entering the storm sewer at all times during the project in
accordance with City Code 26-498. If complaint driven or site observation of
the project seems not to prevent the pollutant discharge the City may require
the project to install erosion and sediment control measures. Nearby inlets
that may be impacted by the pollutants, in particular dirt, should be
protected as a good preventative practice and individual lots should be
protected from material escaping onto the sidewalk. If at building permit
issuance any issues arise please email erosion@fcgov.com to help facilitate
getting these permits signed off.
No response needed.
Department: Electric Engineering
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Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
1. The existing lot is currently served with a single #4TCU, which has the capacity of 125
amps. This service is routed from a secondary box located at the northwest corner of
the property. The Carriage House would require a separate service. With the
complexity of the lot and landscaping, it would be cost effective to have the trench
excavated by the contractor.
No response needed.
2. This area is supplied by a 25 kVA Transformer, which is near capacity. The additional
capacity for the addition and new service for the carriage house will require the
transformer to be upgraded to a 50 kVA transformer, which would cost $778.98. That
system modification would be at the expense of the project.
3. The Carriage House would be required to be individually metered. The meter location
will need to be coordinated with Light and Power. Please refer to Section 8 of the
Electric Service Standards for addition requirements for metering. A link has been
provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN
AL_18November2016_Amendment.pdf
4. Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me or visit the following website for an estimate of charges and fees related to
this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
5. Please contact Cody Snowdon with Light & Power Engineering if you have any
questions at (970) 416-2306. Please reference our policies, construction practices,
development charge processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
1. FOR INFORMATION: You may want to consider looking into our Solar Rebate Program
to see if solar panels are a good option for you. The program offers rebates of up to
$1500 for residential buildings. For more information, see www.fcgov.com/solar , or
contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com .
No installation of solar panels are planned at this time.
Department: Building Inspection
Contact: Katy Hand, , khand@fcgov.com
1. The New Building and area remodeled will need to be designed to the 2018
International Residential Code and local amendments. See website for more
information: https://www.fcgov.com/building/codes.php
No response needed.
2. A passing blower door test will be required at the end of the project.
No response needed.
3. It is unclear how the building will be heated. Be aware, if using electric heat, prescriptive
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insulation for electrically heated building is required (i.e. greater insulation). See web
link for details:
https://www.fcgov.com/building/files/2015-irc-residential-energy-code-compliance-form-
v2.pdf?1557771491
Carriage house will be heated by a gas forced air unit in the crawlspace.
4. New homes must be EV and PV ready (conduit in place) per 2018 IRC local
amendments E3401.5 and E3401.6
See Electrical Notes on Sheet A1.0.
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