HomeMy WebLinkAbout630 S HOWES ST EXTRA OCCUPANCY RENTAL - FDP190007 - SUBMITTAL DOCUMENTS - ROUND 1 - CITY STAFF! 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
February 12, 2019
Kate Penning
Re: 630 S Howes Extra Occupancy
Description of project: This is a request to convert an existing singlefamily dwelling into an
extra occupancy rental house at 630 S Howes St (parcel #9714113015). Five offstreet
parking spaces are proposed for seven occupants. Access is taken from S Howes St to
the west and an alley to the east. The property is within the Community Commercial (CC)
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 9702216695 or tsullivan@fcgov.com .
Comment Summary:
Development Review Coordinator
Contact: Todd Sullivan, 9702216695, tsullivan@fcgov.com
1. I will be your primary point of contact throughout the process of your development review
and permitting. I you have any questions, please reach out to me and I will assist in
directing you to the appropriate staff member. Please include me in all email
correspondence with other staff members, or email me with information from any phone
conversations. Thank you.
2. This letter is provided to you in Microsoft Word format. Please use this document to
provide written responses to each comment, using a different font color, for submittal.
Please avoid responses such as "Acknowledged" or "Noted". Provide reference to other
plans when applicable, and as detailed of a response to each comment as possible.
3. When you are ready to submit your formal plans, please make an appointment with
me at 970-221-6695 or tsullivan@fcgov.com .
4. 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
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step in the process. This guide includes links to just about every resource you need
during development review.
5. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php .
6. 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.
7. 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.
Planning Services
Contact: Shawna Van Zee, 9702246086, svanzee@fcgov.com
1. Staff needs to ensure that you will have enough space to fit five cars in the parking area
given the minimum stall width requirement. 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 asphalt, concrete, rock, gravel or other similar
inorganic material, and such improved area has a permanent border.
See Site Plan for parking allocation. We have provided 5 spaces, accessible by Howes or the
alley, per the requirements. A new concrete pad, with 3 full size spaces, is proposed off the
alley. We are also proposing widening the existing driveway for movement of 2 compact cars in
and out of the existing drive.
2. This project requires seven bicycle parking spaces on a fixed bicycle rack per Article
3.2.2 of the Land Use Code.
See Site Plan. 7 bike parking spaces are already existing on the existing covered front porch.
3. A minimum of 350 sq. ft. of habitable floor space is required per occupant. Please provide
floor plans with submission materials to show that this requirement is being met. These
floor plans should also show the location of all egress windows.
See floor plans and the Habitable Area Table on Sheet A-1. Roughly 378.5 sf is allotted per occupant.
4. City records show this property received a violation notice on October 31,2018 for work
completed without a permit. You will need to coordinate with Building Services to submit a
scope of work as a follow up to this violation notice prior to first submittal.
The permit has been resolved and a letter of completion has been included with this submittal.
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 .
This information has been reviewed and included in provided documents/submittal.
8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
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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.
Thank you. We don’t foresee any issues.
Department: Engineering Development Review
Contact: Morgan Uhlman, 9704164344, muhlman@fcgov.com
1. Site Specific: Howes is identified as a minor arterial roadway on the Master Street Plan.
To bring the frontage of this property to standards, the sidewalk will need to be widened
to 6'. This expansion will need to happen towards the street because there is already
enough rightofway existing for the ultimate improvements. This expansion can be
shown on the grading plan that will be submitted to address Stormwater comments as
well.
We are seeking a variance for the sidewalk expansion. The existing sidewalk is in good
condition and is already 5’ wide. Please see narrative for more information.
2. Site Specific: The standard utility easement behind the rightofway for a 2lane arterial
roadway is 15'. This easement will need to be dedicated with this project.
We have provided the easement dedication documents with this submittal.
3. 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 any
questions.
We will address these fees when we submit.
4. 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.php .
We will address these fees when we submit.
5. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
We understand this condition and will make sure the contractor adding the new drive is
aware of the additional work and scope.
6. 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.
All items currently meet ADA standards.
7. 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/urbanareastreetstandards .
We will adhere to these standards while preforming the improvements designated.
8. This project is responsible for dedicating any rightofway and easements that are
necessary or required by the City for this project. This shall include 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). No easements could
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be found on this property in the country recorders files. The following easements will
need to be dedicated on the plat or separate document. Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php .
We have provided the easement dedication documents with this submittal.
9. Utility plans will be required and if needed a Development Agreement will be recorded
once the project is finalized.
We have supplied the Topographic Survey with Utilities marked. Please let us know if you
need full size prints.
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 be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in noncompliance.
We have no items within the public right-of-way.
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 design
standards for these are still in development.
We do not plan to use the right-of-way for any rain gardens.
12. Doors are not allowed to open out into the rightofway.
We do not have any doors opening into the right-of-way.
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 parked
they do not extend into the rightofway.
Bike parking is provided but is not placed within the right-of-way.
14. In regard 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 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.
We understand this and will make note of it with the contractor.
Department: Transfort
Contact: Seth Lorson, 9704164320, slorson@fcgov.com
1. This property is in a Residential Parking Permit Program (RP3) Zone University North,
Zone 5. Onstreet parking is limited to 2 hours without a parking permit. Residents may
purchase parking permits. Please see information here:
https://www.fcgov.com/parking/residentialparkingpermit/index.php .
Thank you for the note, we have provided 5 off street parking spaces, but will pass along this
information to the occupants.
Department: Traffic Operations
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Contact: Martina Wilkinson, 9702216887, mwilkinson@fcgov.com
1.No comments from Traffic Operations
Department: WaterWastewater Engineering
Contact: Shane Boyle, 9702216339, sboyle@fcgov.com
1. No Service Modifications? (site specific comment):
It does not appear any modifications to the water or sewer services will be needed with
this proposal. Please contact Water Utilities Engineering if that changes.
We do not need service modifications.
2. 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 .
We have reviewed these standards and will adhere to them.
Department: Stormwater Engineering
Contact: Jesse Schlam, 9702182932, jschlam@fcgov.com
1. Information Only:
No Comment from Erosion Control. Based upon the submitted Planning
Materials it has been determined 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, erosion control
materials should be submitted. Though the project requires no erosion
control material submittal at this time, the project still must be swept and
maintained to prevent dirt, saw cuttings, concrete wash, trash & debris,
landscape materials and other pollutants from the potential of leaving the
site and entering the storm sewer, at all times during the project in
accordance with City Code 26498. If complaint driven or site observation of
the project seems 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, particularly dirt, should be
protected as a good preventative practice and individual lots should be
protected from material escaping onto the sidewalk. If at building permit
issuance any issues arise please email erosion@fcgov.com to help facilitate
getting these permits signed off.
We will make sure to follow these guidelines and share the information with the contractor.
2. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Old Town
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Please see the Drainage Plan. We have taken into account this criteria.
3. Documentation requirements (site specific comment):
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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 fourstep 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.
We have provided a drainage letter and a grading and erosion control plan, since we are
adding more than 350 sf imperviousness but less than 1000 sf.
4. Stormwater outfall (site specific comment):
Drainage into alleys in the Old Town Basin 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 downstream properties.
Please see attached drainage analysis. The Civil Engineer has found no major impact per analysis.
5. 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 the project is approved.
Please see both the site plan and the drainage plan sheets for these tables.
6. Standard water quality requirements (standard comment):
If there is an increase in imperviousness greater than 1,000 square feet, Water Quality
Detention and Low Impact Development requirements will apply.
Low Impact Development (LID) requires 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.
The remainder of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3Best
Management Practices (BMPs).
http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsgui
delinesregulations/stormwatercriteria Extended detention is the usual method
selected for water quality treatment; however, the use of any of the BMPs is encouraged.
We have less than 1,000sf of imperviousness added.
7. 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 ongoing 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/whatwedo/stormwater/stormwaterquality/lowimpactdev
elopement
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We will keep this in mind as we go forward.
8. Fees (standard comment):
The Stormwater development fee (PIF) for improvements that do not require a building
permit is the same as for any increase in impervious area. The PIF of $8,217/ac
($0.1886/ sq. ft.) for new impervious area over 350 sq. ft. and there is also a
$1,045/acre of site ($0.024/ sq. ft.) review fee. These fees are due prior to Water
Utilities Engineering approval of any Major or Minor Amendments for parking lots.
Please submit payment directly to Water Utilities at 700 Wood St., PO Box 580, Fort
Collins, CO 805220580; Attention Jill White. Information on fees can be found at
http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelo
pmentfees or contact our Utility Fee and Rate Specialists at (970) 4164252 for
questions on fees.
We will submit payment directly with Water Utilities before approval.
Department: Historical Preservation
Contact: Maren Bzdek, 9702216206, mbzdek@fcgov.com
1. The plans indicate no exterior alterations will be made to buildings. As long as that
doesn't change, there is no need for review by Historic Preservation.
No changes will be made to the exterior.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 9704164290, 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 lowwateruse plants and grasses in landscaping
or relandscaping and reducing bluegrass lawns as much as 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 .
Landscaping is not part of the scope of this submittal – however, we will make sure to pass
on the above information for future reference.
2. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz,
Senior Urban Forester or Molly Roche, Forestry Specialist (9702216302,
rzentz@fcgov.com , mroche@fcgov.com) to determine the status of existing trees and
any mitigation requirements that could result from the proposed development. 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. Please contact assigned Development Review
Coordinator directly or email DRCoord@fcgov.com to schedule a tree inventory site
visit.
There is no impact on existing trees. We have had Forestry (Nils Saha) make note and
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provide a mitigation Plan for the existing trees on site.
3. 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 motionsensing or
dimming capabilities so that light levels can be adjusted as needed. Site light sources
shall be fully shielded and downdirectional to minimize uplight, 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/amareportaffirmshumanhealthimpactsfromleds/ .
There are no plans to change or update the existing on-site lighting. We will pass on this
information for future changes.
4. Our city has an established identity as a forwardthinking 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) Solar Rebate Program: www.fcgov.com/solar , contact Rhonda Gatzke at
9704162312 or rgatzke@fcgov.com
2) Integrated Design Assistance Program: http://fcgov.com/idap , contact Gary
Schroeder at 9702246003 or gschroeder@fcgov.com .
Thank you for sharing. We will pass this along to the owner.
Department: Forestry
Contact: Nils Saha, , nsaha@fcgov.com
1. 2/4/2019
Thank you for including the street tree notes and the tree protection notes on the plan.
Please update the tree protection notes to include the tree diameter chart as well as
note #9 regarding songbird nesting season and tree removal.
We have updated the notes to include everything.
2. 2/4/2019
There are existing trees on site. Please schedule an onsite meeting with City Forestry
to obtain tree inventory and mitigation information. In the next round of submittal, please
include the inventory information in table format on the site plan. Existing significant
trees should be retained to the extent reasonably feasible.
We had the on-site meeting 4/15/19 and have added the table to the site plan.
Department: Fire Authority
Contact: Andrew Rosen, 9704162599, arosen@poudrefire.org
1. >Typically, PFA does not have comments relating to a conversion from a single family
home to an extra occupancy rental house if it remains an R3 single family occupancy.
>The applicant should note that further development of this site or residence may trigger
additional requirements such as a fire sprinkler system, a new hydrant and a fire lane.
We will make note that any further developments on this site may trigger the additional requirements.
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Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. If any changes to the existing electric capacity and or meter location are required for this
project, please coordinate power requirements with Light & Power Engineering.
There are no changes to the existing electric capacity or meter locations.
2. Please contact Luke Unruh with Light & Power Engineering if you have any questions at
9704162724. Please reference our policies, construction practices, development
charge processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/buildersanddevelopers .
Thank you for providing the information for our reference.
Department: Technical Services
Contact: Jeff County, 9702216588, 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.
Thank you for the information, we have made everyone aware.
2. If submitting a replat 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.
We are not submitting for a replat.
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