HomeMy WebLinkAbout200 E. SWALLOW ROAD - ADDITION OF A PERMITTED USE - APU180001 - CORRESPONDENCE -1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 29, 2018
Ms. Susan Brabson
200 E. Swallow Road
Fort Collins, CO 80525
Re: 200 E Swallow Rd
Description of project: This is a request to convert an existing single family house at 200 E
Swallow Rd (parcel #9725225019). To a professional office. The property is currently
licensed as a home occupation. No structural changes are proposed to the exterior and
there are 5 existing off-street parking spaces along Remington St. The property is within
the Residential Low-Density (RL) zone district and is subject to the Addition of Permitted
Use (APU) process.
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, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Other service district (site specific comment):
No modifications to the water or sewer service are indicated in the application. Water
and sewer fees will be due based on the change from a Residential use to Commercial
use. The estimate for these fees is $10,307.40. A final fee estimate can be obtained
by contacting our Utility Fee and Rate Specialists at (970) 416-4252.
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Department: Traffic Operations
Contact: Tim Tuttle, , TTUTTLE@fcgov.com
1. The anticipated change in traffic volume is not expected to meet the threshold of
requiring a full Traffic Impact Study however please provide a brief narrative describing
how many vehicle trips are anticipated on a regular business day.
2. Work with engineering on any improvements that may be needed to bring the sidewalk
or curb ramp into ADA compliance.
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. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. No site improvements (site specific comment):
No improvements or increases in impervious area are indicated in the application, so
there are no Stormwater requirements. Please contact the Water Utilities Engineering if
site improvements are anticipated
2. No Comment From Erosion Control
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
1. 6/18/18:
There appears to be existing trees on-site. Please schedule an on-site meeting with City
Forestry to obtain tree inventory and mitigation information. Existing significant trees
should be retained to the extent reasonably feasible. This meeting should occur prior to
first-round PDP.
2. 6/18/18:
Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note,
providing a detailed Plant List – species, quantity, size, method of transplant, and
species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you
have any questions.
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Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
3. 6/18/18:
Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Department: Fire Authority
Contact: Andrew Rosen, , arosen@fcgov.com
1. GARAGE DOORS
UPDATE 6-21-18
The applicant stated that the garage doors are operational and there is no office in the
garage space. She indicated it may be developed at a later date.
PFA is requesting information on the operating status of the garage doors on the west
side. If they are no longer operational, then signs will be required on each door stating
THIS DOOR BLOCKED in red letters at least 6" tall on a white background. Code
language follows:
>504.2 & Local Policy: EXTERIOR DOORS & OPENINGS
Exterior doors and their function shall not be eliminated without prior approval. Exterior
doors that have been rendered non-functional and that retain a functional door exterior
appearance shall have a sign affixed to the exterior side of the door with the words THIS
DOOR BLOCKED. The sign shall consist of letters having a principal stroke of not less
than 3/4 inch wide and at least 6 inches high red letters on a contrasting white
background.
2. ADDRESSING/WAYFINDING
UPDATE 6-21-18
The applicant stated she would have the appropriate address and unit number at each
entrance.
To assist with prompt emergency response the address shall be clearly visible from
Swallow Street in numbers at least 8" tall. The access door on the west elevation will be
identified with the full street address and unit identifier such as A or B. Code language
follows:
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>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
eight-inch numerals on a contrasting background.
>IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other
streets, shall have the address numbers AND STREET NAME on each side that is
accessible form another street.
3. HYDRANT
A hydrant capable of 1500gpm at 20psi residual pressure is required within 300ft of this
building. The hydrant at Remington and Linda Lane will fulfill this requirement however, it
is the applicant's responsibility to verify the pressure and flow.
4. ACCESS
Access is required to within 150ft of all exterior portions of the perimeter of the
residence. This can be achieved by measuring from Remington which is an unclassified
street or from Swallow which is a collector street. No further action required for this
criteria.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. If trees are to be impacted 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 Ralph Zentz, Senior Urban Forester (970-221-6302 or
rzentz@fcgov.com) to determine the status of the existing trees and any mitigation
requirements that could result from the proposed development.
2. If updates to landscape planned: 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. Also see the City of Fort
Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf.
3. In regard to lighting, especially 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 is preferred. Please also consider fixtures with dimming capabilities
so that light levels can be adjusted as needed. 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 regarding health effects please see: http://darksky .org/ama-reports-affirms-
Human-health-impacts-from -leds/.
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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. Of
particular interest may be:
1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
or jnagel@fcgov.com
3) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
4) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
5) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
1. Larimer County Road Impact Fees and Transportation Expansion Fees may apply
based on change in traffic generation. At the time of project submittal, City staff will
evaluate the change in transportation demand and contact you with more details. Please
contact Kyle Lambrecht at 221-6566 if you have any questions.
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
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.
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
ramp at the corner of Remington and Swallow will need to be updated to comply with
current ADA standards.
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:
https://www.larimer.org/engineering/streets.
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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 include the standard utility
easements that are to be provided behind the right-of-way (9 foot along Remington and
Swallow). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. If there are any changes anticipated to the existing electric service please call Luke
Unruh at 970-416-2724 for an estimate of fees that will be associated.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. Staff recommends obtaining updated average daily vehicle counts on E. Swallow Road
from the City’s Traffic Operations Department. Also, be sure to include the estimated
number of trips on E. Swallow as a result of the new Cycle Apartments located on the east
side of the Foothills Mall, along Stanford Road, south of Swallow Road.
2. The applicant is advised to be prepared to respond to input from the surrounding
neighbors as a result of the neighborhood meetings. Such a response may take on the
form a condition of approval to ensure that the A.P.U. is compatible with the neighborhood
and the underlying purpose of the Low Density Residential (R-L) zone district.
3. The A.P.U. criteria is found in Section 1.3.4 of the Land Use Code. Be sure to address
these criteria in your application. These criteria are summarized as follows:
Such use is appropriate in the zone district to which it is added;
Such use conforms to the basic characteristics of the zone and other permitted uses in
the zone district to which it is added;
The location, size and design of such use is compatible with and has minimal negative
impact on the use of nearby properties;
Does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or
other objectionable influences or any more traffic hazards, traffic generation or attraction,
adverse environmental impacts, adverse impacts on public or quasi-public facilities,
utilities or services, adverse effect on public health, safety, morals or aesthetics, or other
adverse impacts of development, than the amount normally resulting from the other
permitted uses listed in the zone district to which it is added;
Such use will not change the predominant character of the surrounding area;
Such use is compatible with the other listed permitted uses in the zone district to which it
is added;
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Such use, if located within or adjacent to an existing residential neighborhood, shall be
subject to two neighborhood meetings, one prior to submittal and one after staff’s first
round of review.
Such use is not a medical or retail marijuana facility;
Such use would not be detrimental to the public good;
Such use would be in compliance with Section 3.5.1 (Compatible with Surrounding Area);
Such use is not specifically listed as a “Prohibited Use.”
4. The proposed addition of permitted use is subject to Section 1.3.4 Addition of Permitted
Uses, of the LUC. The proposed use is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request will be required to
hold a neighborhood information meeting prior to formal submittal of the project. Type 2
development proposals are subject to the neighborhood meeting requirement, per
Section 2.2.2 of the LUC. Please contact me at 221-6750, to assist you in setting a
date, time, and location for a meeting. A planner and possibly other City staff, would be
present to facilitate the meeting.
5. 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.
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.
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.
8. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
9. 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.
10. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects should call 970-416-2748 or email
scarter@fcgov.com to schedule a pre-submittal meeting. Applicants should be prepared to
present site plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage, and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com