HomeMy WebLinkAbout3227 CHASE DR EXTRA OCCUPANCY RENTAL - FDP200014 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins
Response: in Green.
July 10, 2020
John Gover
Fort Collins, CO
Re: 3227 Chase Dr Extra Occupancy
Description of project: This is a request to convert an existing single-family dwelling into
an extra occupancy rental house for six occupants at 3227 Chase Dr. (parcel
#8729460339). Access is taken from Chase Dr to the east. The property is within the Low
Density Mixed -Use Neighborhood (LMN) zone district and is subject to Administrative
(Type 1) Review.
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
Response: The request is for an extra occupancy rental house for five occupants, based on feedback in the conceptual review.
Please see the following summary of comments regarding 3227 Chase Dr 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 maybe 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 970-221-6695 or via
email at tsullivan @fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcqov.com
1. 1 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
Page 1 of 7
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. 1 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.fcqov.com/drq . 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. 1 will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
hftp:l/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 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 a
three-week round of review, followed by a formal meeting.
8. When you are ready to submit your formal plans, please make an appointment with me at
least 24 hours in advance. Applications and plans are submitted electronically in person
with initial fees.
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.
Page 2 of 7
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
1. This is an excellent thorough application --thank you for the effort. It is clear that you
have found the pertinent Land Use Code Sections 3.8.16, Extra Occupancy; 3.8.28, Extra
Occupancy Rental Houses; and 3.2.2(K)(1)0), parking requirements. You probably realize
that a Building Permit is required, with zoning property inspection and building inspection,
leading to a Certificate of Occupancy for the use of the property.
2. In order to count the five parking spaces as proposed, technically there should be
wheel stops placed to enable the parking to function as proposed, because tandem
spaces do not count toward requirements. Staff will discuss this further after the meeting
and confirm the direction in Friday's final comment letter.
Response: Curb stops/Wheel stops will be added to the two exterior spaces, as shown on the site plan.
Contact: Will Lindsey, , wlindsey@fcgov.com
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. Fixed bicycle parking facilities 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.
Response: Overhead storage for 5 bicycles is provided in the locked garage. Additionally a fixed rack is now located outside as
indicated in the site plan.
4. 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.
5. 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 built in 2005 was approved with 3 bedrooms. Since this EO application is for
6 occupants, there must be 3 additional bedrooms that must be approved with a
building permit. The 2008 basement finish permit did not include the addition of any
bedroom therefore if some existing non -bedrooms were converted to such, an
after -the -fact permit must be obtained to approve such rooms. A rental inspection
Page 3 of 7
showing compliance to the adopted 2006 Property Maintenance code is required.
Response: The house was built and sold in 2006 and again in 2008 with 5 bedrooms. The basement addition in 2008 does not
add any bedrooms. The basement contains an office, bath, recreation room, theater, and storage. The 5 bedrooms, can be
inspected at the rental inspection.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
1. Engineering has no comments on the proposal. If any easements are required by other
City departments, then you will need to coordinate with Engineering on the review,
approval and recording of those easements.
2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at (970)221-6566 if you have
any questions.
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.
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.
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:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. 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.
7. 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.
8. With regards to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development. The
Developer will need to find a location(s) on private property to accommodate any
necessary staging 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: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Page 4 of 7
1. TRAFFIC IMPACT STUDY: The conversion of this single-family home into an extra
occupancy rental for 6 occupants is not anticipated to meet the threshold of requiring a
Traffic Impact Study according to Larimer County Urban Area Street Standards. TIS
waived.
2. FOR INFORMATION: The current parking plan indicates 2 vehicles will be parked in the
driveway. Those vehicles should not impede the sidewalk when parked, and full
pedestrian access will need to be maintained. Parking is also restricted within 15 feet
of the fire hydrant adjacent to the driveway.
Response: The north parking stall is the closest to the hydrant and located entirely outside of this restricted radius.
Response: The 15 foot radius extends approximately 6 inches into the driveway.
Department: Stormwater Engineering — Erosion and Sediment Control
Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com
1. Information Only: No comment from Erosion Control on Extra Occupancy.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fc oq v_com
2. No site improvements (site specific comment):
If there are no site improvements that require grading or an increase in impervious area,
there are no Stormwater requirements. Please contact Water Utilities Engineering if
site improvements are anticipated.
Department: Water -Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcaov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in Chase Drive with an existing 3/4-inch water
service to the site.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in Chase Drive with an existing sanitary
sewer service to the site.
3. Extra Occupancy Request (site specific comment):
Water Utilities has no comment for the Extra Occupancy request.
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
1. Light and Power has no objections or comments for this review. If this change is going to
necessitate changes to the electric requirements for the home, please contact me at
Page 5 of 7
(970)224-6152
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcqov.com
1. No comments.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 7/6/2020: Forestry Tree Inventory
Trees provide many environmental and socioeconomic benefits including reduced
cooling expenses, providing natural wind breaks, improving air quality, and increasing
property values. There appear to be existing City and private trees on -site and near the
limits of development. To the extent reasonably feasible, Forestry recommends retaining
and protecting all existing trees on -site. The City street tree must remain. Since this is
an extra -occupancy, single family detached submittal, a tree inventory is not required.
2. 7/612020: INFORMATION ONLY FOR PDP
If applicable, please provide a landscape plan that meets the Land Use Code 3.2.1
requirements. This should include the existing tree inventory, any proposed tree
removals with their locations clearly noted and any proposed tree plantings (including
species, size, quantity, and method of transplant). The plans should also include the
following City of Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and
clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
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
Required mitigation tree sizes:
Canopy Shade Tree: 2.0" caliper balled and burlapped
Evergreen tree: 8.0' height balled and burlapped
Ornamental tree: 2.0" caliper balled and burlapped
3. 7/6/2020: INFORMATION ONLY FOR PDP
If applicable, please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop
signs. Please adjust tree locations to provide for proper tree/utility separation.
10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and water or sewer service lines
Page 6 of 7
4' between trees and gas lines
10' between trees and electric vaults
40' between canopy shade trees and streetlights
15' between ornamental trees and streetlights
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, alynxwiler@poudre-fire.org
1. OCCUPANCY GROUP CLASSIFICATION
Poudre Fire Authority's primary concerns in residential developments are to maintain
adequate fire access, fire hydrants and address posting. All requirements have been
previously met for the Group R-3 occupancy. So long as the building occupancy
classification remains an R-3, PFA has no further comment.
Department: Technical Services
Contact: Jeff County, 970-221-6588, *county@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.
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.
Page 7 of 7