HomeMy WebLinkAbout2702 WILLIAM NEAL PARKWAY EXTRA OCCUPANCY - FDP230013 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
May 12, 2022
Mary Ladouceur February 6, 2023: Responses to comments appear in red
2702 WILLIAM NEAL PKWY
Fort Collins, CO 805257639
Re: 2702 William Neal Parkway Extra Occupancy Rental
Description of project: This is a request for Extra Occupancy Rental at 2702 William
Neal Pkwy. (Parcel #8729160388). The applicant is requesting extra occupancy rental with
4 or more bedrooms and to provide parking via the alley accessed garage and driveway.
The site is located at the NE corner of William Neal Pkwy and Hackney Ln. and is 0.41
miles west of Ziegler Rd and 0.43 miles south of Drake Rd. The property is within the Low
Density Mixed-Use Neighborhood District (L-M-N) zone district and is subject to
Administrative (Type 1) Review.
Please see the following summary of comments regarding 2702 William Neal Parkway Extra
Occupancy Rental. 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, Tenae Beane via phone at
970-224-6119 or via email at tbeane@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com
1. 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. The decision maker for
your project will be an Administrative Hearing Officer at a public hearing. Staff will need to
agree the project is ready for Hearing approximately 4-6 weeks prior to a hearing date to
accommodate scheduling and notice requirements.
For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet
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(excluding public right-of-way and publicly owned open space). As your Development Review
Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team.
A neighborhood meeting is not required for this development request. If you would like to hold
a meeting to notify your neighbors of the proposal prior to the hearing, we can assist you with
this request.
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 this comment letter and the Submittal Requirements located
at: http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an item to your
project, please reach out to me.
5. As part of your submittal, you will respond to the comments provided in this letter. The final
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. Please avoid responses like noted or acknowledged.
Provide reference to specific project plans, pages, reports, or explanations of why comments
have not been addressed when applicable.
6. Please follow the Electronic Submittal Requirements and File Naming Standards found at
https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file
naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round
number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out
to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
7. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed
from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must
be removed prior to submittal as they can cause issues with the PDF file. The default setting
is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in
the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticl
es/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
8. 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.
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9. Payments can be made by check or credit card.
If paying by check, make payable to City of Fort Collins. This is accepted at the Development
Review Center, 281 N College Ave, Fort Collins, CO 80524 by mail or can be placed in the
blue drop box located at the west side of the building. Please mark it to my attention and
reference the project it is associated with.
If paying by credit card, I can process the payment over the phone with you. Credit card
payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00,
and 2.75% added to all payments over $2,500.00.
10. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off 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 its initial
round of review, followed by a formal meeting.
As you are preparing to submit your formal plans, please notify me with an anticipated
submittal date. Applications and plans are submitted electronically to me by email or secured
file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
Planning Services
Contact: Will Lindsey, wlindsey@fcgov.com
1. Off street Parking Requirements:
The property appears have space for 3 qualifying off street 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 off street
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. A total of 4 occupants are proposed, including the owner. I believe
the two spaces in the garage and the two spaces drawn on the 60-foot-long driveway
will meet the requirements.
The space on the driveway must be at least 9 ft. x 19 ft. Each space is 9 ft. x 20 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 owner occupied. 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.
2. 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. The total habitable square footage in the building
exceeds 3,500 square feet and is nearly double the square footage required. 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. The Floor Plans entitled “Main Floor”
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and “Basement” are attached to this Application and show that the square footage is adequate.
Basement also shows the Egress Window. All Basement windows are removable to allow egress,
But only one has a permanent ladder.
3. 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. The Proposed Bike Parking Area is shown on the
attached “Survey Plat Map on the east end of the 10-foot-wide patio. The space is 10 feet wide
and 11 feet long. Also attached are the Specifications Sheets for the Proposed Bike Rack.
4. Site plan required:
(See site plan example) Please provide outlines and call outs on the site plan for the three
required parking spaces which shows that they all meet the 9' x19' stall dimension
required. The “Survey Plat Map” attached to the Application provides for 4 spaces meeting
the dimension requirements.
Please add the number of required and provided bicycle parking spaces to the Land Use
Data table on the site plan. 4 spaces are noted on the Data Table on the “Survey Plat Map.”
Additionally, please provide some information and/or pictures of the proposed bicycle parking
rack system. Specifications for the proposed bicycle parking rack system are attached
as the last wo pages of the Application.
5. 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.
6. 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: Building Code Review
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
1. This house was built in 2006 as a 3 bedroom house. A 2006 basement finish permit did
not include finishing/creating any additional bedrooms. If the additional 4th bedroom has
been finished now, an after-the-fact permit must be obtained to approve that space as
habitable. I agree to apply for the after-the-fact permit.
As part of the Extra-occupancy approval process, a rental inspection is required. Details
from the rental inspection may require code upgrades prior to occupancy. I understand.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
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1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review
because there are no designated historic resources, or resources that are at least 50
years old and would require evaluation, on the development site or within 200 feet of the
development site.
Department: Engineering Development Review
Contact: Tim Dinger, tdinger@fcgov.com
1. INFORMATION ONLY: Larimer County Road Impact Fees and Transportation Capital
Expansion Fees are due prior to issuance of building permit. For more information,
please visit https://www.fcgov.com/engineering/tcef.php.
2. INFORMATION ONLY: 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.
3. INFORMATION ONLY: 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.
4. INFORMATION ONLY: 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/urban-area-street-standards-2021
5. INFORMATION ONLY: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project (i.e. drainage,
utility, emergency access). 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, as
well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php
6. INFORMATION ONLY: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
7. INFORMATION ONLY: 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.
8. INFORMATION ONLY: 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.
9. INFORMATION ONLY: Doors are not allowed to open out into the right-of-way.
10. INFORMATION ONLY: 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.
11. INFORMATION ONLY: Regarding construction of this site, the public right-of-way shall
not be used for staging or storage of materials or equipment associated with the
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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.
Department: Traffic Operations
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
1. The required project will not require a Traffic Impact Study (TIS). This requirement is
waived.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, 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 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 26-498. 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 Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
2. No site improvements (site specific comment):
No improvements or increases in impervious area are indicated in the application, so
there are no Stormwater requirements. Please contact the Water Utilities Engineering if
site improvements are anticipated at WaterUtilitiesEng@FCgov.com.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
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1. Existing Water Infrastructure (site specific comment):
There is an existing 12-inch water main in William Neal Pkwy with an existing 3/4-inch
water service to the lot.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in William Neal Pkwy with an existing
sanitary sewer service to the lot.
Department: Electric Engineering
Contact: Connor Kovacs, ckovacs@fcgov.com
1. INFORMATION ONLY: Light and Power has electric facilities, a vault and transformer,
on the south side of William Neal Pkwy between 2715 and 2721 William Neal Pkwy. The
service to 2702 William Neal Pkwy is originated from the secondary box located
between 2708 and 2714 William Neal Pkwy, and is fed from the transformer/vault on the
south side of the road.
2. INFORMATION ONLY: 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 to discuss development fees 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
3. INFORMATION ONLY: The City of Fort Collins now offers gig-speed fiber internet, video
and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
4. INFORMATION ONLY: For additional information on our renewal energy programs
please visit the website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
5. INFORMATION ONLY: You may contact Connor Kovacs with project engineering if you
have questions. (970)416-2622. You may reference Light & Power’s Electric Service
Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1
645038437
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Ben Oesterling, boesterling@fcgov.com
1. FOR SUBMITTAL: Municipal Code Chapter 4, Division 8 - Wild Birds:
https://library.municode.com/co/fort_collins/codes/municipal_code?
nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird
Treaty Act requirements, it is prohibited for any person at any time in the City to abuse
or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A
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professional ecologist or wildlife biologist is required to complete the nesting survey
linked below 5-7 days before conducting tree removal or trimming. If tree removal or
trimming is planned, please include the following note on the tree mitigation plan and
landscape plan, as appropriate: No tree removal is planned.
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS
BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS
EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY
ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL
COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO
DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY."
Please use the following link to fill out the Songbird Nesting Survey:
https://forms.office.com/Pages/ResponsePage.aspx?
id=Xy_6RwoNaEq0MW0aJ7ZmYB7T_RTOt-lIl8cGDNpZpjlUQTYzNUNLUldXOEFCMU
pJSlRJVjlVOEQ3NC4u
2. INFORMATION: 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
Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas
Department’s Native Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
3. INFORMATION: Please clarify specific turf species on the Landscape Plan and the
blend percentages to ensure the project water budget chart gets adequately calculated.
4. INFORMATION: Our city has many sustainability programs that may benefit this project.
Of particular interest may be the:
1) Solar Rebate Program offers up to $1500 in rebates to Fort Collins Utility customers
for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416
-2312 or rgatzke@fcgov.com
2) Integrated Design Assistance Program offers financial incentives and technical
support for new construction and major renovation projects. Must apply early in the
design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or
dsuckling@fcgov.com
Department: Forestry
Contact: Carrie Tomlinson, ctomlinson@fcgov.com
1. PRE-SUBMITTAL -
No forestry comments other than to please preserve and protect the existing street trees
– thank you!
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Department: Fire Authority
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
1. INFORMATION - 2021 IFC CODE ADOPTION
Poudre Fire Authority will be adopting the 2021 International Fire Code (IFC) in the
upcoming months. Future development plans and building plan reviews shall be subject
to the adopted version of the fire code as amended. The following codes are the current
adopted 2018 IFC amendments. Once the 2021 IFC has been adopted, the approved
amendments will be available online.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio
n/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
2. FIRE APPARATUS ACCESS
Fire access is required to within 150 feet of all exterior portions of any building, or facility
ground floor as measured by an approved route around the perimeter. Any private alley,
private road, or private drive serving as a fire lane shall be dedicated as an Emergency
Access Easement (EAE) and be designed to standard fire lane specifications.
The current site meets this code and there is no further requirements if site remains as is.
3. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is
required within 400 feet of any residential building as measured along an approved path
of vehicle travel.
The nearest hydrant is located in front of the property and within the required distance.
4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved address
identification. The address identification shall be legible and placed in a position that is
visible from the street or road fronting the property. Address identification characters
shall contrast with their background. Address numbers shall be arabic numbers or
alphabetical letters. Numbers shall not be spelled out. The address numerals for any
commercial or industrial buildings shall be placed at a height to be clearly visible from
the street. The address numbers for one- and two-family dwellings shall be a minimum of
4” in height with a minimum ½” stroke and shall be posted on a contrasting background.
If bronze or brass numerals are used, they shall only be posted on a black background
for visibility. Monument signs may be used in lieu of address numerals on the building as
approved by the fire code official.
The current address identification appears to meet this standard.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
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1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
2. If submitting a replat 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.
3. Closure reports will be required for all Subdivision Plats & Easements submitted for review.