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HomeMy WebLinkAbout700 REMINGTON, CHANGES OF USE - PDP / FDP - FDP180025 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity 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 24, 2018 Rev. #1: October 3, 2018 - Applicant responses Robert Benham 1523 Peterson St Fort Collins, CO 80524 Re: 700 Remington St Description of project: This is a request to add a legal accessory dwelling unit at 700 Remington St (parcel #9713218001). There is currently an illegal dwelling unit on the property in the detached building. The property has alley access from the rear and five off-street parking spaces are proposed between the house and rear alley. The property is within the Neighborhood Conservation Buffer (NCB) 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 Project Planner, Kai Kleer, at 970-416-4284 or kkleer@fcgov.com. Comment Summary: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. The last permitted uses established at 700 Remington are Bed and Breakfast and Hair Salon. A change of use application was submitted in 2010 (B1005292) for an Extra Occupancy Rental House; however, the permit subsequently expired and a Certificate of Occupancy was never issued for this use. The extra occupancy rental nor carriage house is permitted at this time and both are considered illegal under current code. To bring the site into compliance the proposal will need to apply for Basic Development Review. Applicant response: Agreed. 2. The application should contain the site plan of the property showing the lot dimensions and parking area dimensions, and a floor plan of all floor levels of the building. The floor plan must indicate the use of each room and whether or not the room is finished. Additionally, the floor plan must show the room dimensions and window locations. Applicant response: Site plan and floor plans as described have been prepared and included in the submittal package. 3. Updated: 4 fixed rack bike parking spaces are required (1 per bed) for the extra occupancy rental and should be located near the primary entrance of the building. The carriage house does not require a space by code, however it may be a nice amenity to the renter and should be located on the west side of the building if proposed. Applicant response: A fixed bike rack with 4 spaces as described has been indicated on the submitted site plan for use by the main house tenants. No bike rack is being proposed for the Carriage House. The house will require .75 parking spaces per boarder, rounded up to the nearest whole parking space, plus one additional space if the house is owner occupied. Applicant response: 4 parking spaces for the tenants of the main house have been Identified on the submitted site plan. The main house is not Owner occupied. The carriage house will require one off street parking space. Applicant response: One parking space for the carriage house has been identified on the submitted site plan. Currently 5 spaces are shown on the site plan which satisfy this requirement; however, please indicate the dimension to ensure that they are in compliance with the minimum stall length and widths prescribed by the land use code. Applicant response: The parking spaces have been dimensioned as 9' wide x 19' deep on the submitted site plan. One space has been oversized to allow for moving van parking when needed. 4. Minimum building square footage is 350 square feet of habitable floor space per boarder plus an additional 400 square feet if owner occupied. Make sure the land use table on the site plan shows how this and other measured requirements are met. Applicant response: The habitable floor space of the building exceeds the required 1,400 s.f. for 4 tenants. 5. Requirements for submittal: Combined Site Plan/Landscape Plan Elevations (can be current, high quality pictures of each side of the home, including carriage house) Floorplans for both structures. Applicant response: Site plans, elevation photos, and floor plan drawings of the existing site and buildings have been prepared and are included in the submittal package. 6. 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. Applicant response: A neighborhood meeting is not requested a part of this application. 7. 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. Applicant response: So noted. 8. 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. Applicant response: So noted. 9. 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. Applicant response: So noted. No modification of standard is requested at this time. 10. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Applicant response: So noted. 11. 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. Applicant response: So noted. 12. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. An appointment for Wednesday, October 3, 2018, at 2:00 pm was arranged. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main in Laurel Street and an existing 6-inch water main in Remington Street. There is an existing 3/4-inch water service to the property. The single existing water service to this property is allowed to serve both residential buildings on the site only if all of the conditions of City Code 26-94 are met. For additional dwelling units, PIFs and RWRs will be due even if the single water service is able to service both buildings. Applicant response: So noted. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in the alley east of the property and there is an existing 12-inch sewer main in Laurel Street. Applicant response: So noted. 3. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Applicant response: Landscaping is existing on the property with minor alterations proposed to accommodate an additional 2 parking spaces. There is no automatic irrigation on the property and none is proposed. 4. Fees (standard comment): Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on 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. Applicant response: So noted. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. 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. Applicant response: The area of pervious ground cover has been increased through the addition of gravel parking surface. The area of impervious ground cover has been decreased by the removal of dimensional stone paving. 2. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be to the adjacent street or alley way surfaces. Applicant response: Agreed. 3. Imperviousness documentation (standard comment): 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. Applicant response: The area of pervious vs. impervious ground cover is documented both graphically and numerically on the site plan included in the submittal package. 4. LID requirements (standard comment): For an increase in imperviousness 1000 square feet or greater, 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. Applicant response: The area of pervious ground cover has been increased through the addition of gravel parking surface. The area of impervious ground cover has been decreased by the removal of dimensional stone paving. 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. Applicant response: Not applicable. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Applicant response: Not applicable. 5. Fees (standard comment): Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review Fees. Applicant response: The area of pervious ground cover has been increased through the addition of gravel parking surface. The area of impervious ground cover has been decreased by the removal of dimensional stone paving. 1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x % imperviousness x site acreage) Applicant response: Not applicable. 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). Applicant response: Not applicable. 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. 6. 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 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 Applicant response: So noted. Department: Traffic Operations Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com 1. Work with the engineering department on any required adjacent street improvements, including curb, gutter, sidewalks. Applicant response: Adjacent streets are already improved with concrete curb, gutter, and sidewalks. 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. Applicant response: No vertical modifications are proposed to the existing site grades, elevations, or structures. Not applicable to this project. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Applicant response: A replat is not part of this application. Not applicable to this project. 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. Applicant response: Landscaping is existing with only slight modification pro- posed to accommodate an additional 2 parking spaces. 2. LUC Section 3.2.1(C) requires 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 one having DBH (Diameter at Breast Height) of six inches or more. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. Applicant response: Landscaping is existing with only slight modification pro- posed to accommodate an additional 2 parking spaces. 3. 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 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/ Applicant response: There is no site lighting proposed as a part of this project. Existing outdoor lighting consists of the existing single-family residential-scale porch lights at the front and read entry doors of the main house and carriage house. 4. 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 Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. Applicant response: Sustainability is not contemplated as a goal for this particular Project. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com 1. 8/16/18: There appear 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. Applicant response: An onsite meeting was convened with Molly Roche. Molly determined that the single tree scheduled for relocation was not considered a "significant" tree. All other existing trees on the property are to be retained in their existing location. 2. 8/16/2018: If applicable to this project, 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 Applicant response: All landscaping on the subject property is existing to remain, with only a small area to be modified as needed to accommodate an additional two parking spaces. All existing and modified landscaping is shown graphically on the site plan submitted with the application package. 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. Applicant response: So noted. 3. 8/16/2018: If applicable to this project: include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. Applicant response: Underground utilities and street trees are all existing, and no relocation of either is contemplated as a part of this project. 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, 970-416-2599, arosen@fcgov.com 1. OCCUPANCY GROUP USE The building department shall determine the occupancy group use of the structures. Should either be classified as a R-2 Group Occupancy, an automatic fire sprinkler system shall be required. Applicant response: It was communicated by the Development Coordinator to the applicant that the property was not classified as a R-2 occupancy, and therefore, no automatic fire sprinkler system is required. 2. FIRE ACCESS & WATER SUPPLY The existing infrastructure available in the area meets current requirements and no changes are needed. Applicant response: So noted. 3. ADDRESS POSTING 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. Applicant response: The existing house has the street address posted on the front porch facing Remington Street. The existing detached carriage house on the rear alley has not been addressed independently. Please advise. 4. OTHER PFA COMMENTS Additional comments may be applicable at time of building permitting and/or inspection. Applicant response: so noted. Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com 1. 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. Applicant response: so noted. 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 Applicant response: so noted. 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. Applicant response: so noted. 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. Applicant response: All public sidewalks, driveways, and ramps adjacent to, and on the private residential property, are existing, with no modifications contemplated. 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 Applicant response: All public improvements adjacent to the private residential property are existing, with no modifications contemplated. 6. Utility plans may be required and a Development Agreement may need to be recorded once the project is finalized. Applicant response: so noted. 7. 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. Applicant response: No vertical modifications are proposed to the existing site grades, elevations, or structures as a part of this application. Not applicable to this project. 8. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. Applicant response: so noted. 9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Applicant response: The modified parking design is intended to conform to the setbacks established by the existing parking provided on the property. 10. 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. Applicant response: All fences, barriers, and posts on the private property and adjacent public ROW are existing. No modifications to these existing improvements are contemplated as a part of this application, unless directed otherwise by city staff. 11. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Applicant response: so noted. 12. Doors are not allowed to open out into the right-of-way. Applicant response: So noted. 13. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Applicant response: So noted. 14. In regard to construction activities on 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. Applicant response: All staging or storage of materials or equipment or parking associated with this project will be confined within the subject property boundary. Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power currently feeds this property from the alley behind the building. Current service is #4TCU from an existing secondary box southwest of the property. Applicant response: So noted. 2. Any changes to the existing electric capacity will initiate electric development and system modification charges. If power requirements are to change, please coordinate new power requirements with Light and Power Engineering. Is an increase in capacity anticipated with this project? Applicant response: No modifications to the existing electrical service to this property is contemplated as a part of this submittal. 3. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Applicant response: No modifications to the existing electrical service to this property is contemplated as a part of this submittal. 4. All residential units larger than a duplex and/or 200 amps is considered a commercial service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the secondary box. If an increase in power is needed then the owner will be responsible to install the upsized secondary conductors from the meter to the box. Applicant response: No modifications to the existing electrical service to this property is contemplated as a part of this submittal. 5. 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 Applicant response: No modifications to the existing electrical service to this property is contemplated as a part of this submittal.