HomeMy WebLinkAbout205 E PLUM ST CARRIAGE HOUSE - FDP210013 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comDecember 04, 20201118 REMINGTON STFort
Collins, CO 805243734Re: 205 E Plum St Carriage HousesDescription of project: This is a request to convert the two existing garages at 205 EPlum St (parcel # 9713221010) into a Carriage
House dwellings units. One carriage house will be approximately 750 square feet, and the other approximately 440 square feet. Six parking spaces total are proposed for the two carriage
houses. Future access will be takenfrom Remington Street to the west and the alleyway to the south. The project is located inthe Neighborhood Conservation Buffer (NCB) zone district
and is subject to an Administrative (Type 1) review.Change: now this will by one carriage house of 864 square feet.Please see the following summary of comments regarding 205 E Plum St
Carriage Houses. 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 contactyour Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment SummaryDevelopment Review CoordinatorContact: Tenae
Beane, 9702246119, tbeane@fcgov.com1.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 meinformed of any phone conversations. Thank you!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 1hearing, but if you would like to
have one to notify your neighbors of the proposal, please letme 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 potentialhiccups that may occur later in the review process.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 DevelopmentReview Guide at www.fcgov.com/drg . This online guide features a color coded flowchartwith 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.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. 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 responsesto 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 bethoroughly addressed. Provide reference to specific project plans or explanations of whycomments
have not been addressed, when applicable.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 feesrequired 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.7.Submittals are accepted any day of the week, with Wednesday
at noon being the cutoff 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 allrequired 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 threeweek round of review, followed by a formal meeting.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 personwith initial fees.Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please
reach out and I will assist in those arrangements. Planning ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.com1. To confirm at the meeting: staff is assuming the duplex
has a Certificate of Occupancy as such.2. It is apparent that you are familiar with the NCB zoning and the carriage house size limits. Is the plan to use the garage footprints, but
convert the garages and add second stories?We will use the existing garage structure and shrink the south side by 4 feet, and build a second story.3. For the Modification of Standards
to allow for 6 parking spaces vs the required 7 spaces, a Modification Request would be required. Land Use Code Section 2.8.2 contains the criteria for required findings.Decide what
to do4. Accessibility for anyone walking to and from the carriage houses is an issue that has been raised in regard to carriage houses, most importantly by emergency serviceproviders.
Please think about how a person would walk out of their unit to a sidewalk, and consider a walkway to the street along a side yard – for your consideration and further discussion.There
are stepping stone though the yard to the front of the house5. For reference 7 parking space requirement: 3 for the 7 br unit; 1.5 for the 1br unit; 1 for each carriage house; round
up to 7.Decide what to do6. Thank you for the update on the space between the garages and the property line. 16' would not be approvable for parking. As mentioned at the meeting,
even the 18' of space would be based on an assumption that vehicles can park to actually be butted up against the garages.There will now be 20’ of length for each parking space 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.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 developmentproposal. Please see Section 2.8.2 of the LUC for more information on criteria to applyfor a Modification of
Standard.Department: Engineering Development ReviewContact: Morgan Stroud, 9704164344, mstroud@fcgov.com1. Site Specific: The alleyway behind this property is currently unpaved.
With the proposal of 4 units and parking proposed from the alleyway, this development project will triggeralley paving requirements from the property to the nearest paved roadway (Remington
St.).We will only build one carriage house, so that we do not need to pave.2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit.
Please contact Kyle Lambrecht at 2216566 if you have anyquestions.3. 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/devreview.php4. 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 priorto the issuance of the first Certificate of Occupancy.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.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/standardsandguides/urbanareastreetstandards7.
This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project. This shall including the standard utility easements
that are to be provided behind the rightofway (15 foot along an arterial, 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.php8. Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized.9.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.10. All fences, barriers, posts or other encroachments within the public rightofway
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 beapproved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in noncompliance.11.
The development/ site cannot use the rightofway for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the designstandards for
these are still in development.12. Doors are not allowed to open out into the rightofway.13. Bike parking required for the project cannot be placed within the rightofway and if placed
just behind the rightofway need to be placed so that when bikes are parkedthey do not extend into the rightofway.14. In regards to construction of this site, the public rightofway shall
not be used for staging or storage of materials or equipment associated with the Development, nor shall it beused 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 parkingneeds
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.Department: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1. TRAFFIC IMPACT STUDY: The conversion of the two garages into carriage
houses are not expected to exceed the threshold of requiring a Traffic Impact Study according to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived.2. FOR INFORMATION:
You will need to work with Engineering on any required street frontage or alley improvements that will be required. Parking stall details will need to beincluded to ensure the alley
access is not impeded for other residents.Department: Fire AuthorityContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.org1. FIRE APPARATUS ACCESSFire access is required
to within 150 feet of all exterior portions of any building, or facilityground floor as measured by an approved route around the perimeter. The alley is notconsidered fire accessible.
Neither carriage house meets minimum access standards. In order to offset the lack of access, a residential fire sprinkler system is required in bothcarriage houses.Residentialfire sprinkler
will be added2. WATER SUPPLYA fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is requiredwithin 400 feet of any commercial building as measured along an approved
path of vehicle travel. A hydrant on the corner of Remington and Plum is appropriately located. No further action is required.3. ADDRESS POSTING & WAYFINDINGNew 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 fronting the property,
and posted with a minimum of eightinch numerals on a contrasting background. > The carriage houses shall be separately addressed from the main residentialbuilding.We will address the
carriage house separately from the main building > Where the building cannot be viewed from the public way, a monument, pole or othersign or means shall be used to identify the structure
and best route. The structure can be views from the street > A pedestrian sidewalk connection needs to be shown between Plum to the carriagehouses.There will be a stepping stone pathwayDepartment:
Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com2. Documentation requirements (site specific comment):Drainage Letter This site drains to the alley
south of the site. If there is any increase in impervious areas with this project, a drainage analysis and drainage letter will need to be completed by a Civil Engineer addressing any
additional drainage created by the development. The letter will need to document the existing drainage patterns, discuss the water qualitymeasures being provided (if more than 1000SF
of impervious areas are added), and address where the runoff generated by the new impervious area is going. It will need to show how site drainage is conveyed to an adequate public
facility without impactingdownstream properties. The drainage letter must be prepared by a Professional Engineer registered in Colorado.No additional impervious area will be addedGrading
and Drainage Plan If the increase in impervious area is greater than 350 square feet and less than 1,000 square feet, a simple grading plan is required. If the increase in impervious
area is greater than 1,000 square feet, a grading plan by a Colorado PE will be required.Please contact Water Utilities Engineering to discuss any questions about theserequirements (at
WaterUtilitiesEng@FCgov.com).3. Stormwater outfall (site specific comment):The stormwater outfall options for this site appear to be the alley south of the site.Drainage into alleys
can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will 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 downstreamproperties.No additional impervious area will be added4. Stormwater Quality requirements for single family lots only (standard comment):If the improvements create
or modify greater than 1000square feet of impervious area, stormwater quality treatment will need to be provided for the new or modified imperviousareas. In this case disconnection
of impervious areas and directing the down spouts into landscaped areas are two acceptable methods. Low Impact Development (LID) methods, such as rain gardens and permeable pavers,
may also be options.No additional impervious area will be added5. Imperviousness documentation (standard comment):It is important to document the existing impervious area since drainage
requirementsand 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.No additional impervious area will be added6. Fees (standard comment):The 2020 city wide Stormwater development fee (PIF) is $9,447/acre
of new imperviousarea over 350 square feet and there is a $1,045/acre of site review fee. No fee ischarged for existing impervious area. These fees are to be paid at the time eachbuilding
permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees or contact our Utility Fee and Rate
Specialists at (970) 4164252 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 bythe 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.Department:
WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com1. Existing Water Infrastructure (site specific comment):There is an existing 6inch water main
in Remington Street with an existing 3/4inchwater service to this site. The water service path follows the backofcurb along the south side of Plum Street.2. Existing Sewer Infrastructure
(site specific comment):There is an existing 8inch sanitary sewer main in the alley to the east of this location. There is an existing sanitary sewer service to the site, but the City
does not know the location.3. Water and Sewer Servicing for Carriage Houses (site specific comment):Fort Collins Utilities allows the water and sewer services on a singlefamily residentialstructure
to be extended to one (1) accessory structure such as a carriage house. However, the additional carriage house would require its own water and sewer service. This site plan will be
very difficult to service for water and sewer. If you wish to proceed with this development plan, please make an appointment to speak with us further about water and sewer requirements
for this situation. (at WaterUtilitiesEng@FCgov.com).We will now add only 1 of the 2 carriage houses4. Service sizing (site specific comment):To extend water services to a carriage
house from an existing duplex a water service sizing calculation and letter will need to be submitted. This should include demandcalculations for maximum flows.5. Service abandonment
(standard comment):Any existing water and sewer services that are not planned to be reused with this projectwill be required to be abandoned at the main.6. Fees (standard comment):If
there are new or upgraded water and sewer services development fees and water rights will be required, these are paid with the building permit. Please contact our Utility Fee and Rate
Specialists at (970) 4164252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees7.
Utility Plan (standard comment):Any work on water or sewer services that touch the City water or sewer mains requires a Utility Plan prepared and stamped by a Colorado Professional
Engineer.Department: Erosion ControlContact: Chandler Arellano, (970) 4206963, carellano@fcgov.com1. Information Only:No Comment from Erosion Control. Based upon the submitted Planning
Materials it hasbeendetermined 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, erosioncontrol 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 otherpollutants from the potential
of leaving the site and entering the storm sewer at all timesduring the project in accordance with City Code 26498. If complaint driven or site observation of the project seem 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 escapingonto the sidewalk. If at building permit issuance any issues arise
please email erosion@fcgov.com to help facilitate getting these permits signed off.Department: Electric EngineeringContact: Austin Kreager, 9702246152, akreager@fcgov.com1. Light
and Power currently serves this duplex from the alley to the south.2. Carriage houses are considered to be independent dwelling units, and therefore, Light and Power requires them to
be individually metered with separate services.3. Depending on the power requirements for two additional services, it is possible that your requirements will exceed the capabilities
of our current system in the alley. It ispossible that your project will require a new transformer to be installed on your property. If so, Transformer locations shall be within 10'
of a paved surface and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides
and rear.)We will now add 1 carriage house instead of 2 and not need the transformer4. Electric Capacity Fee, Building Site charges and any system modification charges necessary will
apply to this development.5. You may contact Austin Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric Service Standards
at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou may reference our policies, development charge processes, and
use our feeestimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.6. The City of Fort Collins now offers gigspeed fiber internet, video and phone service. Contact
Julianna Potts with Fort Collins Connexion at 9702077890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.Department: Historic PreservationContact:
Jim Bertolini, 9704164250, jbertolini@fcgov.com1. CODE REQUIREMENTS FOR HISTORIC RESOURCES ON AND NEAR DEVELOPMENT SITE: If any resources on the development site are identified as
historic resources through the survey and records review process, the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section
3.4.7(B), to the maximum extent feasible. If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic
Preservation review of your proposed development would be limited to section 3.4.7(E), which provides variousstandards regarding architectural compatibility with abutting and nearby
historic properties within 200 feet. If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements must
be met relative to thatproperty, even if there are other historic resources within the 200foot boundary. DESIGN COMPATIBILITY WITH HISTORIC RESOURCES NEAR DEVELOPMENT SITEIf it turns
out that the proposed development has historic resources within a 200foot buffer that are identified through the above process, there are design compatibilityrequirements for new construction
in land use code section 3.4.7(E), Table 1. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality
and create a fundamental harmonybetween the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic
resources. They cover building massing and design features and, for largerdevelopments, are applied only to the new construction that is closest to the identifiedhistoric structures,
i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2).2. Property is a noncontributing building to the Laurel School Historic District and cursory research does not
suggest any individual significance (official determination requires intensive survey form). Garages proposed for demolition appear to be built between 1925 and 1943 (east) and in 1970
(west). Review will focus on avoiding adverse effectsto the larger Laurel School Historic District via LUC 3.4.7(E) table, Column A. Abutting contributing properties limited to 201 E.
Plum (C.H. Hook House to west on corner).Department: Environmental PlanningContact: Scott Benton, sbenton@fcgov.com1. INFORMATION ONLY: 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 incorporatewater conservation materials and techniques. This includes use of lowwateruse plantsand
grasses in landscaping or relandscaping and reducing bluegrass lawns as muchas possible. Native plants and wildlifefriendly (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. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.2. INFORMATION
ONLY: Our city has an established identity as a forwardthinking community that cares about the quality of life it offers its residents now and generationsfrom now. Thus, the City of
Fort Collins has many sustainability programs and goals thatmay benefit this project. Of particular interest may be the:1)Solar Rebate Program offers up to $1500 in rebates to Fort Collins
Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 9704162312 or rgatzke@fcgov.com 2)Integrated Design Assistance Program offers financial
incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 9704164251
or dsuckling@fcgov.comDepartment: ForestryContact: Nils Saha, nsaha@fcgov.com1. 11/23/2020: INFORMATION ONLYThere appears to be existing trees on site, including two street trees.
Are there anyanticipated impacts to the existing trees in the parkway? If so, please contact CityForestry (nsaha@fcgov.com). No changes to treesFor private trees, forestry recommends
retaining existing significant trees to the extentreasonably feasibly.2. 11/23/2020: INFORMATION ONLYIs any additional landscaping proposed on the property? If so, please see the tree/utilityseparation
requirements below: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines4’ between trees and gas linesDepartment: Building Code ReviewContact:
Russell Hovland, 9704162341, rhovland@fcgov.com1. If these are to be dwelling units (not accessory) they must provide everything required for a dwelling per 2018 IRC building code.
The dwellings must be 10ft apart and 5 ft from allproperty lines.They are2. Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Residential
Code (IRC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies
of current City of Fort Collins code amendments can be found at fcgov.com/building.Please read the residential permit application submittal checklist for complete requirements.Snow Load
Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B or· Front Range Gust Map published
by The Structural Engineer's Association of Seismic Design: Category B.Climate Zone: Zone 5Energy Code: 2018 IRC chapter 11. INFORMATIONAL ITEMS: · 5ft setback required from property
line or provide fire rated walls & openings for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkledhouses.· Bedroom egress windows (emergency escape
openings) required in all bedrooms.· Prescriptive energy compliance with increased insulation values is required forbuildings using electric heat.Department: Technical ServicesContact:
Jeff County, 9702216588, jcounty@fcgov.com1. 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. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information.2. If submitting a replat
is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office
with any questions.