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HomeMy WebLinkAboutNESBITT PROPERTY (135 N. SHIELDS ST.) - PDP - 5-07 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW (3)M floodplain regulation requirements. However, there is still a flood risk and we encourage the owner to take measures to protect the new structure from flood damage. The Stormwater Utility can assist with recommendations about how to achieve this. Contact: Susan Hayes, 416-2233 Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. There is a 10" water line and an 8" sewer line in Shields. There is also an existing sewer line in the vacated alley to the north. Please locate this utility and provide a 15' easement on either side of it. 2. The front and back units will need to have separate water and sewer accounts. We can probably split the lines and add a meter at the front of the property so you won't have to go into Shields, where street cut fees would apply. Transportation Planning Contact Info: Dave Averill, 416-2643, daverill@fcgov.com 1. A sidewalk contribution -in -aid will be due for the Shields Street frontage of approximately $3.00-6.00 per square foot. 2. The applicant will need to provide a connecting walkway to the carriage house from Shields. Current Planning Contact Info: Anne Aspen, 221-6750, aaspen@fcgov.com 1. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), specifically Article 3 General Development Standards, and Division 4.6 Neighborhood Conservation Low Density District. 2. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at hftp://www.colocode-com/ftcollins/landuse/beain.htm 3. Please visit our website at www.fcgov.con/currentplanning/submittals.php for a complete list of submittal requirements. 4. Contact me if you have any questions about the code requirements or submittal requirements. 5. You will need to set up an appointment to submit your application with the Planning Tech in Current Planning at 221-6750. Incomplete submittals will not -be accepted. - - - - -- 6. If any modifications are sought, they will need to adhere to Section 2.8.2 (H) of the Land Use Code. 0 4. Applicant is responsible for repairing or replacing any damaged curb, gutter and sidewalks. 5. Applicant is responsible for undergrounding any existing overhead utilities 6. Utility plans, Development Agreement, Development Construction Permit and a plat will be required. 7. Any public improvements will need to be built according to Larimer County Urban Area Street Standards (LCUASS). 8. Applicant needs to contact the Poudre Fire Authority right away to determine what their requirements will be for emergency access to the site. PFA will not stage on Shields. Contact Ron Gonzales or Mike Chavez at 416-2864. Light and Power Contact Info: Rob Irish, 224-6167, rirish@fcgov.com 1. The utilities along the vacated alley have already been undergrounded. 2. Electric capacity and building site fees will apply to this project. Development fees will only apply to the rear portion of the site. 3. The existing house in front currently has #4 copper line with a 60amp meter can. Applicant can go up to 120amp with no additional fees. There is an existing pad mount behind the garage. Depending on the total new load, the transformer may need to be replaced but that seems unlikely. 4. There will be service charges when you apply for your building permit. 5. Please refer to the 2005 Fee Schedule given to you at conceptual as some fees have increased since 2004. Stormwater Utility Contact Info: Glen Schlueter, 221-6700, gschlueter@fcgov.com 1. This site is in the Old Town drainage basin where the new development fee is $4,150.00/acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued and is charged only when there is an increase in imperviousness greater than 350 square feet. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. In the Old Town drainage basin these are required if there is an increase in imperviousness greater than 5000 square feet. 3. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. - Parking lot detention is allowed as long as it is not deeper than one foot. If there is 5000 square feet or less of new imperviousness, water quantity detention is not required nor is water quality extended detention. If there is an increase in imperviousness greater than 350 square feet, a grading plan is all that is required. If it can be shown that the total imperviousness, including one-half any adjacent streets or alleys, is equal to or less that the master plan imperviousness, the report and detention requirements are waived. 4. Comment from Floodplain Administrator - The following comments assume the location of the proposed carriage house is at the back of the lot. This site is affected by the revised Canal Importation floodplain. The current GIS map shows the back portion of the lot is in the 100-year High Risk floodplain. Based on the proposed mapping from the Sheldon Lake project, this lot will be entirely in the 100-year Moderate Risk Zone. Therefore, there will be no 3 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: Addition of a carriage house at the rear of the existing house at 135 N. Shields MEETING DATE: November 15, 2004 APPLICANT: Matt Nesbitt 401 West Mulberry St. Fort Collins, CO 80521 LAND USE DATA: Request to add a carriage house behind the existing single family residence at 135 N. Shields St. The property is within the City of Fort Collins and is zoned NCL — Neighborhood Conservation, Low Density District. COMMENTS: The following departmental agencies have offered comments for this proposal based on a conceptual plan which was presented to the review team: Zoning Contact Info: Jenny Nuckols, 416-2313, jnuckols@fcgov.com 1. Carriage houses are permitted in the NCL District, subject to a Type 1 Administrative Review. 2. Please review the maximum square footage allowed for carriage houses in the code. Basically, the living area needs to be no more than 600 square feet on the second floor and you can have either a one or two car garage below. 3. You'll need to provide one parking space per bedroom in the carriage house. Engineering Contact Info: Susan Joy, 221-6605 ext. 7128, sjoy@fcgov.com 1. The following fees will apply to the development: Street Oversizing fees (contact Matt Baker at 224-6108 or mbaker @fcgov.com for more information), and Larimer County Road Impact Fees. 2. A Transportation Impact Study (TIS) will be required but will likely be waived for this project. Please contact Eric Bracke in Transportation Planning at 224-6062 for further information. 3. Applicant will need to dedicate right-of-way on Shields and public access and emergency access easements along alley and maybe off -site as required. The alley was vacated in 1977 by Ordinance 147 but was retained as an easement. The type of easement is unknown at this time and needs to be researched by the applicant. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 2Q N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 CURRENT PLANNING DEPARTMENT Stormwater Utility — responses in blue are from Glen Schlueter Will a *new development fee* be required? Yes, but it has changed and is now 53.070.001acre or SO.0705/sq,f. and is multiplied times the new impervious areas. This is the building or rooffootprint, driveways, patios, sidewalks, etc that you are adding. It is included in your building permit fees. Regarding impervious surfaces and the runoff coefficient reduction: The existing overall lot is 0.344 acres with 1336 sq. ft. of existing buildings plus approximately 517 sq. ft. of existing porch and sidewalk. The proposed carriage house would be a 612 sq. ft. increase in impervious surface (footprint plus 3x4 conc. stoop). Total impervious of the site = 2665 sq. ft. - You need to include the driveway if it is being paved. I am assuming the comment #2 *drainage and erosion control report* is not required as we have not increased imperviousness greater than 5000 sq. ft. - Correct I am assuming comment #3 *Onsite detention* is not required as we have not increased imperviousness greater than 5000 sq. ft - Correct Regarding the grading plan requirement: I have assumed a flow line in the center of alley and a 4% slope from the garage. I don*t know what the *master plan imperviousness* is for this lot. Can the *report and detention requirements be waived*? - The masterplan imperviousness doesn't apply as long as you are below the 5, 000 sgft. of new imperviousness and the report and detention requirements are waived as stated above. We do need to have a grading plan that shows the lot corner elevations, building finished floor elevations, any grading "breakpoints " elevations along he alley where the driveway meets the alley, and arrows indicating the flow direction both, existing and proposed. I am attaching a handout that describer what is needed. Please submit it to Jay Barber at 700 Wood St. At the time you want to get your Certificate of Occupancy Jay will determine if a Grading Certification by an Engineer is required or whether just a site inspection is enough. Water Wastewater After meeting with Roger Buffington, I am confident easement concerns have been met. With the disclosure of the proposed building location to the south and the distance from the existing easement, establishing a 15' easement on either side of the utility will not be required. The water and sewer accounts will be separate per city requirements as shown on the site plan. The following is my response to the letter dated November 19, 2004 from the City of Fort Collins conceptual review meeting on November 15, 2004. Zoning,: There should be no problems providing adequate parking as it is only a one bedroom apt. There is a carport and a 1 car garage. Engineering I don't believe there is an issue regarding street oversizing or that a Transportation Impact Study (TIS) will be necessary. The existing alley access has been established as a utility and access easement. The original alley was vacated in 1977 with Ordinance 147. An easement was retained with the same ordinance as stated "for all utility lines now in place in such vacated alleys including the right to service, remove, replace, repair and reconstruct such utility lines and right to access thereto." After several conversations with Carrie at the PFA I am confident we can come to a viable resolution for an emergency. There are hydrants on Laporte and Mountain. I am also amenable to installing a sprinkler system. Obviously I would prefer not to as it is cost prohibitive, but I don't want this to be the hold up. Licht and Power: The electric service requirement for the new load shall be addressed by a licensed electrical contractor. Existing options shall be assessed and the requirements for a dual service on site will be satisfied.