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HomeMy WebLinkAbout3003 CRUSADER ST EXTRA OCCUPANCY - FDP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comFebruary28, 20213003 CRUSADER STFort Collins, CO 805247516Re: 3003 Crusader St Extra OccupancyDescription of project: This is a request to permit an extra occupancy rental house use within an existing singlefamily dwelling at 3003 Crusader St (parcel #8708160001). The proposal is for four occupants total including the property owner. Access is taken from Crusader St to the north. The property is within the Low Density MixedUse Neighborhood (LMN) zone district and is subject to Administrative (Type 1) Review.Please see the following summary of comments regarding 3003 Crusader St Extra Occupancy. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Comment SummaryDevelopment Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.com1.I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you!2.The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 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.3.I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the 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.4.I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5.As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable.6.The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change please confirm these estimates before submitting. If you have any questions about fees, please reach out to me.7.Submittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a threeweek round of review, followed by a formal meeting.8.When you are ready to submit your formal plans, please let me know as far in advance as possible. Applications and plans are submitted electronically. Payment due with the application is accepted by check or credit card.Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Planning ServicesContact: Jason Holland, 9702246126, jholland@fcgov.com1. Submittal Deadline:Due to the fact that you are currently in violation of the approved occupancy limits for Singlefamily detached dwellings, you will have 30 days after you receive your comment letter to make an official first submittal for an extra occupancy rental house (although extensions to the 30day submittal window may be considered on a casebycase basis by the CDNS Director or Development Review Manager). If you choose not to move forward with the Development Review process you must work with Neighborhood Services to come into compliance as soon as possible.As discussed during first meeting I will be submitting at the end of Feb 2021.Thank you for allowing me the extra time to gain compliance. 2. Offstreet Parking Requirements:The property appears have space for 3 qualifying offstreet parking spaces, which must be depicted on a site plan with the extra occupancy submittal. The proposal notes that a total of 5 occupants are proposed including the owner, which would require offstreet parking 4 spaces and does not meet the requirement. Scenarios which would meet the requirement include: 4 tenants with no owner; 2 tenants with owner. One space may be allowed in the driveway. The space on the driveway must be at least 9 ft. x 19 ft.Code requirement explained:Extra Occupancy Rental Homes have a minimum parking space requirement of .75 parking spaces per tenant rounded up to the nearest whole parking space, plus one additional parking space if the home is owneroccupied. Please note, on lots with less than 65 feet of street frontage and no abutting alley, then 1 of the required spaces may be aligned in a manner that does not provide access to the abutting street.Thank you for clarifying the policy and giving me the chance to gain compliance. I will be proceeding with 4 tenants and no owner.3 off-street permanent parking spaces are provided. Please see site plane: 3003 Crusader St Site Plan 2021.pdf3. Section 3.8.28 Extra Occupancy Rental House Regulations:A minimum of 350 sq ft of habitable floor space is required per occupant in addition to a minimum of 400 sq ft of habitable floor space if owner occupied. Habitable floor space shall mean the space in a building approved for living, sleeping, eating, cooking, bathing and personal hygiene. Crawl spaces, storage, laundry rooms, utility spaces and similar areas are not considered habitable spaces. Please provide floor plans with the submission materials to show that this requirement is being met. These floor plans should also show the location of all egress windows.Please see site plane: 3003 Crusader St Site Plan 2021.pdf4. Bicycle Parking:This project requires 1 bicycle parking space per bed on a fixed bicycle rack per Article 3.2.2 of the Land Use Code. Fixed bicycle parking shall mean parking that allows the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Each fixed bicycle parking space shall be at least two feet in width and five- and one-half feet in length, with additional back out or maneuvering space of at least five feet.1 bicycle parking space per bed is provided.Please see site plane: 3003 Crusader St Site Plan 2021.pdf5. Site plan required:(See site plan example)Please provide outlines and callouts on the site plan for the three required parking spaces which shows that they all meet the 9' x19' stall dimension required.Please add the number of required and provided bicycle parking spaces to the Land Use Data table on the site plan. Additionally, please provide some information and/or pictures of the proposed bicycle parking rack system.Permanent bicycle rack system is affixed to the wall and provides space for 4.Please see site plane: 3003 Crusader St Site Plan 2021.pdf 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.Department: Fire AuthorityContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.org1. OCCUPANCY GROUP CLASSIFICATION The occupancy classification (building use) is determined by the Building Department. So long as the existing residence remains a Group R3, SingleFamily occupancy, little or no change is required. Should the occupancy classification change, the building will require upgrades consistent with current code requirements for that occupancy group (eg. fire sprinkler system required). The site will also be subject to hydrant requirements relative to commercial use properties.2. ADDRESS POSTINGNew 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 fourinch numerals on a contrasting background.Department: Building Code ReviewContact: Russell Hovland, 9704162341, rhovland@fcgov.com1. This house was built in 2019 with 5 bedrooms. As a rental this house must meet all the rental housing standards required by the adopted 2006 IPMC. I can provide details of such if applicant desires. Russ 4162341, rhovland@fcgov.comDepartment: Engineering Development ReviewContact: Morgan Stroud, 9704164344, mstroud@fcgov.com1. Site Specific: No site-specific comments for this conceptual project at this time from Engineering. The public improvements have been installed with East Ridge 2nd Filing.2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 2216566 if you have any questions.3. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/devreview.php4. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.5. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project.6. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/standardsandguides/urbanareastreetstandards7. This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project. This shall 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). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php8. 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.9. 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.Department: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1. TRAFFIC IMPACT STUDY: The conversion of this single-family residence into an extra occupancy rental will not exceed the threshold required for a Traffic Impact Study to be submitted according to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived.Department: Stormwater Engineering – Erosion and Sediment ControlContact: Chandler Arellano, (970) 4206963, carellano@fcgov.com1. 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 at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash debris, landscape materials and 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 seem not to prevent the pollutant discharge the City may require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material 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.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com2. 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 Water Utilities Engineering (WaterUtilitiesEng@FCgov.com) if site improvements are anticipated.Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com1. Other service district (site specific comment):This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 4932044 (ELCO) and (970) 4980604 (Boxelder) for development requirements.Department: Electric EngineeringContact: Austin Kreager, 9702246152, akreager@fcgov.com1. Light and Power is under the impression that this proposal has no influence on the electric capacity for this property. If this is an incorrect assumption, please contact me directly at akreager@fcgov.comDepartment: Environmental PlanningContact: Scott Benton, , sbenton@fcgov.com1. No comments.Department: ForestryContact: Christine Holtz, , choltz@fcgov.com1. 112/15/2020: INFORMATION ONLYIs there any tree impact anticipated? If so, please contact City Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information. This meeting should occur prior to a PDP submittal. Significant trees should be retained to the extent reasonably feasible.No trees are currently on site.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.com1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information.2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions.