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HomeMy WebLinkAbout1608 WHEDBEE STREET, EXTRA OCCUPANCY - FDP - FDP180023 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW (3)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 August 31, 2018 Diane Erickson Fort Collins, CO Re: 1608 Whedbee St Description of project: This is a request to use the existing single-family residence at 1608 Whedbee St as an extra-occupancy rental house with 4 tenants (parcel #9724208003). The house has 4 bedrooms and 2.5 bathrooms. Four off-street parking spaces are provided accessed from the driveway off Whedbee St. The property is within the Low-Density Mixed-Use (LMN) 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. 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 Development Review Coordinator, Todd Sullivan, at 970-221-6695 or tsullivan@fcgov.com. Comment Summary: Planning Services Contact: Shawna VanZee, 970-224-6086, svanzee@fcgov.com 1. When you submit your site plan for review, please provide a to scale drawing that shows how many cars can fit in the new driveway configuration. Staff needs to ensure that you will have enough space to fit three cars in the parking area given the minimum stall width requirement. One additional parking space is required if the house is owner occupied. Each parking space must have direct access to the abutting street and must be unobstructed by any other parking space. (See Article 3.2.2 for reference) Please note that vehicles should be parked on an existing or improved area having a surface of 2 asphalt, concrete, rock, gravel or other similar inorganic material, and such improved area has a permanent border. We are widening our driveway to accommodate three parked cars (with the minimum stall width requirements met) whereby all parked cars also have direct access to the street. See Attached: Exhibit A “Parking”, pages 1 & 2 2. This project requires four bicycle parking spaces on a fixed bicycle rack per Article 3.2.2 of the Land Use Code. Permanently fixed bike rack for 4 bikes will be located inside the garage/shed. 3. The applicant should make note of Article 3.8.28 that allows no more than 25% of parcels on a block face to be approved for Extra Occupancy Rental Houses in the LMN zone. 4. 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 This property has been a rental since 1999 with no maintenance or upkeep. Our neighbors are thrilled that we are working on it and bringing it back to life. They have seen the time, effort, and money that we have put in to this property and they know our strong pride of ownership will continue with tenants in residence. No additional neighborhood meeting needed. 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. Reviewed Property Address: 1608 Whedbee 1610 Whedbee 1612 Whedbee 1614 Whedbee 1616 Whedbee 1620 Whedbee Owner Name & Mailing Address: (per Larimer County Assessor) Occupant: Erickson Tenant Smiley 1610 Whedbee Smiley Goodell Trust 1612 Whedbee Goodell Kindsfather 1614 Whedbee Kindsfather Doughty 1616 Whedbee Doughty Pool 1620 Whedbee Pool 3 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. LUC reviewed with specifics noted from Article 3. 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. This proposal satisfies all the requirements set forth for compliance for an Extra Occupancy permit, thus no Modification of Standards is being requested. 8. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Application forms are attached. 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. Required fee payment is submitted with this application. 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Acknowledged Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. No Comment from Erosion Control at this time. Based upon the submitted Planning Materials it has been determined that this site; disturbs less than 10,000 sq. ft., is not in a sensitive area, has no steep slopes (greater than 3H:1V), and is not part of a larger common development under construction. Therefore, no submittal of Erosion Control Materials are needed at this time (if this site substantially changes in size or design where the above criteria are anticipated, erosion control materials should be submitted in such a case). Though the site at this time requires no erosion control material submittal, it still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other pollutants from entering the storm sewer at all times in accordance with City Code 26-498 or erosion and sediment control 4 measures will be required of the site. Nearby area inlets should be protected as a good preventative practice. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com Acknowledged no submittal of Erosion Control Materials needed for submittal. Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. MASTER PLAN AND CRITERIA COMPLIANCE (SITE SPECIFIC COMMENT): The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Acknowledged 2. DOCUMENTATION REQUIREMENTS (SITE SPECIFIC COMMENT): If there is an increase in imperviousness greater than 1,000 square feet a drainage report, erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. If the increase in impervious area is greater than 350 square feet and less than 1,000 square feet, a drainage letter along with a grading and erosion control plan should be sufficient to document the existing and proposed drainage patterns. A grading plan is required if the increase in imperviousness is less than 350 square feet. Driveway widening: 12’ x 62’ = 744sf x 40% (recycled asphalt) = 298sf See Attachment: Exhibit B: “Grading & Drainage” No grading has changed from the existing grading and drainage. The property to the south has a very minimal slope on to subject property along the property line. The subject property slopes very slightly eastward to the subject backyard, away from Whedbee Street. Only the minimal area near the current driveway curb cut drains on to Whedbee. 3. STORMWATER OUTFALL (SITE SPECIFIC COMMENT): Any additional stormwater generated by this development will need to be directed into the roadway so as not to impact neighboring properties. No additional stormwater generated that impacts neighboring properties. See above comments. 4. IMPERVIOUSNESS DOCUMENTATION (STANDARD COMMENT): 5 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. Current driveway is concrete. Widened driveway is recycled asphalt. See Attachment: Exhibit B “Grading & Drainage” 5. DETENTION REQUIREMENTS (STANDARD COMMENT): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2-year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. See Attachment: Exhibit B “Grading & Drainage” 6. STANDARD WATER QUALITY REQUIREMENTS (STANDARD COMMENT): Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Acknowledged 7. LID REQUIREMENTS (STANDARD COMMENT): Low Impact Development (LID) requirements are 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 with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Acknowledged 8. EROSION CONTROL REQUIREMENTS (STANDARD COMMENT): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the 6 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. Acknowledged 9. INSPECTION AND MAINTENANCE (STANDARD COMMENT): There will be a final site inspection of the stormwater facilities when the project is 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 elopement Acknowledged - No HOA 10. FEES (STANDARD COMMENT): Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review Fees. 1. PIFs (2018) are $8,217/acre of new impervious area over 350 square feet ($8,217 x % imperviousness x site acreage) 2. Review Fees are $1,045/acre of new impervious area and based on the impervious area rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage) Fees are to be paid at the time of the issuance of the first building permit. There are no fees charged for existing impervious areas. Stormwater Development Fees for parking lots or other projects that do not require a building permit are due prior to project approval. The fees are calculated the same as for project sites with buildings. More information on stormwater 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. Acknowledged Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. NO SITE IMPROVEMENTS? (SITE SPECIFIC COMMENT): The application did not indicate any plans to increase or modify water or sewer services to this site, so there are no Water or Sewer requirements. Please contact the Water Utilities Engineering if service modifications are anticipated. 7 No modification to water or sewer services needed. Department: Forestry Contact: Molly Roche, mroche@fcgov.com 1. 1 8/27/2018: 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. Please state the plan for existing or proposed landscaping on-site. 2. 2 8/27/2018: If applicable, 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. 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. 3 8/27/2018: If applicable, please 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 Acknowledged – Forestry has made an on-site inspection . Department: Fire Authority Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com 1. ADDRESSING /WAYFINDING The address is required to be clearly visible from the street in no less than 8" tall numerals on a contrasting background. 8 New addressing was installed August14, 2018 before Conceptual review. It is 1) located immediately next to front door, 2) situated under the covered porch light 3) has clear & unobstructed visibility from Whedbee Street. 2. ACCESS Access is required to within 150ft of all points of the external perimeter of the residence. This requirement is met by measuring from Whedbee Street which is classified as a collector street Acknowledged 3. HYDRANT A hydrant is required within 400ft of this residence. This criteria is satisfied by the hydrant to the south. Acknowledged Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. 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. We have replaced several areas of old neglected lawn with new front brick walkway and rear brick patio. Mulch is being added to the perimeter of the backyard for a much cleaner and conservation of water layout. Low water perennials and bushes that are being added include Karl Forester grasses, Autumn Sedum,Russian Sage, Barberry, etc. 2. Please submit a site photometric plan and luminaire schedule. In regard to outdoor 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 9 preferred. Please also consider fixtures with motion-sensing or 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)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ New front porch LED lights (under the covered front porch) are downward directed with warm lights. 3. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents 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 the: 1) Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 2) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com Acknowledged Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. If it is determined as part this process that the driveway would need to be widened at Whedbee Street, a drive approach permit through Engineering would be required. No driveway widening at Whedbee Street - keeping the original character of the neighborhood with a single curb cut. 2. The proposal as an extra occupancy rental would not form a basis to require development improvement obligations (such as sidewalk construction, right-of-way dedication, etc.) Engineering would not require site improvements specific to this proposal as a result. Should there be a change with the proposal, the following comments may then be applicable and are included for reference. Extra Occupancy application only 10 3. 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. Acknowledged 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. Acknowledged 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. Acknowledged 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/streets Acknowledged 7. 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 (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.php Acknowledged 8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Acknowledged 9. 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. Acknowledged 11 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Acknowledged 11. 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 the 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. Acknowledged 12. In regards 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. Acknowledged Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power current serves this property with a #4TCU service from an existing oval vault on the east side of Whedbee St, north of this property. Acknowledged 2. Is an increase in electric capacity needed as part of this project? No increase in electric capacity is needed. If an increase in capacity is anticipated then electric capacity fees, development fees, building site charges and system modification charges may apply to this project. Please contact me or visit the following website for an estimate of charges and fees related to an increase in capacity: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees 12 Acknowledged 3. Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Acknowledged Department: Traffic Operations Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com 1. The anticipated change in traffic volume is not expected to meet the threshold of requiring a Traffic Impact Study. Based on section 4.2.2.E of the Larimer County Urban Area Street Standards (LCUASS), the Traffic Impact Study can be waived. Acknowledged 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. Acknowledged 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Acknowledged