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HomeMy WebLinkAbout504 S WHITCOMB STREET, CARRIAGE HOUSE - FDP210006 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW  Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 ‑ fax fcgov.com November 03, 2014 Robert Kirkpatrick 504 S. Whitcomb St. Fort Collins, CO 80521 Re: 504 S Whitcomb ‑ Carriage House Description of project: This is a request to build a carriage house at 504 S Whitcomb (parcel #9714109007). The carriage house will be two stories with a 500 sq. ft. building footprint. The parcel is located in the Neighborhood Conservation Buffer (NCB) zone district. This project will be subject to Administrative (Type I) review. Please see the following summary of comments regarding 504 S Whitcomb ‑ Carriage House. 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, please contact your Project Planner, Pete Wray via phone at 970‑221‑6754 or via email at pwray@fcgov.com. Comment Summary Development Review Coordinator 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! We will keep you updated via email about any phone conversations we have during the review process. 2. 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. Is this still applicable since the Eastside Westside Neighborhood Plans were updated? 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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. This is very helpful thank you. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. This is very helpful thank you. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. W e will address every comment. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change ‑ please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. This is very helpful thank you. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut‑off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three‑week round of review, followed by a formal meeting. This is very helpful thank you. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre‑submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. We are ready to submit and will pay for the fees at that time. Planning Services Contact: Pete Wray, 970‑221‑6754, pwray@fcgov.com 1. An update to the existing Eastside and Westside Neighborhood Plans will be initiated in January with a goal to address density transitions and standards. It is our understanding that the Eastside Westside Neighborhood Plans were updated since this conceptual review was completed. 2. The minimum lot area is 10,000 SF for principal building plus proposed carriage house. The existing lot area is (50' x 180') 9,000 SF, not in compliance with this requirement. A modification would be required to exceed the density standard. The modification review criteria can be found at Section 2.8 of the Land Use Code. Staff is unaware of a modification of this type being granted since the standard was adopted in 1997. It is our understanding that the Land Use Code was updated and the minimum lot size was decreased so this project would now be use by right. 3. Need to clarify if water and sewer will be provided to carriage house and intent for habitable space. A minimum of one off‑street parking space must be provided for each bedroom. Water and sewer will be provided to the new structure from the existing residential unit. One parking space will be available for the new unit. 4. The site plan shall include a separate yard area of at least 120 SF to serve both the carriage house and existing principal building. The site plan allows yard space greater than 120 SF. 5. Any new single‑family dwelling that is proposed to be located behind a street‑fronting principal building shall contain a maximum of one thousand (1,000) SF of floor area. The allowable floor area on rear half of lot shall not exceed 33% of the area of the rear 50% of the lot. The proposed unit is 600 SF and the rear 50% of the lot is 4,500. 33% of that is 1485 so we are less than the allowed. 6. See additional standards contained in LUC Section 4.9 (E) (1) (2) for more information on building standards, bulk and height requirements. The proposed unit meets these requirements. 7. 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. We will ensure the proposed unit meets these requirements. 8. 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. We will ensure the proposed unit meets these requirements. Department: Engineering Development Review Contact: Marc Virata, 970‑221‑6567, mvirata@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. We will pay these at the required time. 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 We will pay these at the required time. 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. We ensure any project damaged infrastructure is addressed. 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. The existing driveway 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. We will ensure the proposed unit meets these requirements. 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 We will ensure the proposed unit meets these requirements. 6. Provided that this proposal meets the criteria for a Carriage House per the LUC no alley improvements are required of this project. If it doesn’t meet the standards for a Carriage House then alley improvements from the south edge of the property to Mulberry would need to be designed and installed. We will ensure the proposed unit meets these requirements and we believe the proposed unit meets the requirements for a carriage house. 7. This project is responsible for dedicating any right‑of‑way and easements that are necessary for this project. We will ensure the proposed unit meets these requirements. 8. Utility plans may be required and a Development Agreement may be entered into and recorded once the project is finalized. We will ensure the proposed unit meets these requirements. 9. A Development Construction Permit (DCP) or excavation permit (permit type is dependent on the amount of public infrastructure to be installed) will need to be obtained prior to starting any public infrastructure work on the site. We will ensure the proposed unit meets these requirements. Department: Traffic Operations Contact: Martina Wilkinson, 970‑221‑6887, mwilkinson@fcgov.com No comments from Traffic Operations or Transportation Planning Thank you for looking at the unit. Department: Stormwater Engineering Contact: Shane Boyle, 970‑221‑6339, HYPERLINK "mailto:sboyle@fcgov.com" sboyle@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. We are working with a civil engineer to ensure that all the requirements are met. 2. If there is an increase in imperviousness greater than 5000 square feet a drainage report, erosion control report and construction plans are required and 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 5,000 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. We are working with a civil engineer to ensure that all the requirements are met, we are proposing less than 1000 new impervious area. 3. When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 5000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Water quality treatment for 50% of the site can be provided using extended detention in the water quantity detention pond. The total pond volume provided must be the quality volume plus the quantity volume. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. We are working with a civil engineer to ensure that all the requirements are met, we are proposing less than 1000 new impervious area. 4. Low Impact Development (LID) is 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. Information can be found on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑forms‑gui delines‑regulations/stormwater‑criteria. We are working with a civil engineer to ensure that all the requirements are met, we are proposing less than 1000 new impervious area. 5. The outfall for the site is the curb & gutter in Remington Street and the alley to the east. If the alley is used as an outfall, the design engineer needs to verify the alley drainage does not cross another property before it gets to the street right‑of‑way. If it does it cannot exceed historic runoff rates or the alley can be improved to keep runoff in the alley until it gets to a street right‑of‑way. We are working with a civil engineer to ensure that all the requirements are met, we are proposing less than 1000 new impervious area. 6. 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 on the City's web site at http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investment‑develo pment‑fees or by contacting Jean Pakech at 221‑6375. 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. We will pay these at the required time. 7. 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 Manual. We are working with a civil engineer to ensure that all the requirements are met, we are proposing less than 1000 new impervious area. Department: Water‑Wastewater Engineering Contact: Shane Boyle, 970‑221‑6339, sboyle@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 4" water main and 8" sanitary main in Whitcomb. We are planning to tie into the existing sewer and water. 2. There is an existing sewer service and ¾" copper water service that serve the existing house. These services may be extended to supply service to the proposed carriage house as long as all conditions in Sections 26‑94 and 26‑256 of City Code are met (see attachment). We are planning to tie into the existing sewer and water. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards We will ensure the proposed unit meets these requirements. 4. Development fees and water rights will be due at building permit. We will pay these at the required time. Department: Electric Engineering Contact: Janet McTague, 970‑224‑6154, jmctague@fcgov.com 1. Development fees will apply to the new building. Relocation of the existing service will be an additional owner expense if necessary. We will pay for the electrical service at the required time. The existing service for the main house is routed out of the way of the proposed development. 2. Power is available at the NE corner of the lot although we may need to change out the transformer (around $560.00) We will pay for the electrical service at the required time. Department: Environmental Planning Contact: Kelly Smith, 970‑224‑6189, KSmith@fcgov.com 1. 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. We will ensure the proposed unit meets these requirements. 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 side of the carriage house as measured from S. Whitcomb St. Alleys and arterial roads cannot be used to measure fire access. When a building is determined to be out of access, a residential fire sprinkler system is an allowable offset for lack of access. Code reference provided. IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire‑sprinkler system. We designed the building to be within the limits of the 150’ fire access lane. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Per residential requirements, a hydrant shall be within 400' of the carriage house however, a rough estimate places the closest hydrant at approximately 500' away. If site conditions cannot support the code, the carriage house would be required to have a residential fire sprinkler system. Code reference provided. > IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800‑foot centers thereafter. We will ensure the proposed unit meets these requirements. 3. PREMISE IDENTIFICATION The carriage house shall be addressed separately form the main residence at 504 S. Whitcomb. The address of the carriage house shall be posted at the street and on the building. Code reference provided. > 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. We will place signage on the front of the house to identify where the new structure is located. Department: Zoning Contact: NA 1. A modification would be required to add a second dwelling unit on a lot that is less than 10,000 SF (5,000 per unit is required). It is our understanding that the Land Use Code was updated and the minimum lot size was decreased so this project would now be use by right. 2. A ten foot separation between the main house and new carriage house is required. We have 39.5’ between the existing house and proposed structure. 3. The maximum height is 24 feet. The maximum height of the proposed structure is approximately 11’. 4. One parking space for every bedroom in the carriage house is required. We will have available parking for the proposed unit. 5. A minimum 120 SF separate yard must be provided. Please include this on the site plan. The yard is shown on the site plan. 6. The square footage allowed on the rear half would be 1,485 SF. The existing structure on the rear half would need to be less than 485 SF in order to build a 1,000 SF carriage house. There is an existing shed but this will be demolished as part of the site improvements. The overall SF of the proposed structure is 600 SF.