HomeMy WebLinkAbout738 CAMPFIRE DR EXTRA OCCUPANCY - FDP200018 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
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
August 14, 2020
738 CAMPFIRE DR
Fort Collins, CO 805241626
Re: 738 Campfire Dr Extra Occupancy
Description of project: This is a request to convert an existing single-family dwelling into
an extra occupancy rental house for at least four occupants at 738 Campfire Drive (parcel
#8704305006). Access is taken from Campfire Drive to the west. The property is within the
Low Density Mixed-Use Neighborhood (LMN) zone district and is subject to
¬Administrative (Type 1) Review.
Please see the following summary of comments regarding 738 Campfire 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 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!
Response: We understand and appreciate your assistance in the review process.
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
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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.
Response: We understand that a neighborhood meeting is not required for this project. At this moment, we will
not request a neighborhood meeting, but we will update if we decide to pursue one.
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.
Response: We have received the flowchart and will refer to it for guidance.
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.
Response: We have received the submittal checklist and will submit the required 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.
Response: We understand and will respond to the comments as requested.
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.
Response: We understand and will be mindful of the fee schedule.
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.
Response: We understand and will submit the materials as requested.
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.
Response: We understand and will schedule an appointment before our final submission.
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Planning Services
Contact: Will Lindsey, wlindsey@fcgov.com
1. Due to the fact that you are currently in violation of the approved occupancy limits for
Single-family 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 30-day submittal window may be considered on a case-by-case 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.
Response: We understand and will do our best to meet all requirements and get all material submitted as
necessary.
2. 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 submission
materials to show that this requirement is being met. These floor plans should also show
the location of all egress windows.
Response: The property has 2164.4 square feet of habitable space, which exceeds the minimum required
amount of 1400 square feet for 4 occupants. Floor plans have been provided in the site plans.
3. The existing parking conditions on the site cannot meet the minimum parking requirement
of 4 spaces for 5 tenants. 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 is 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. Therefore, if you pursue an approval for 4 tenants that will need 3 parking spaces
one of the spaces can be on the driveway.
Response: The property has a 2-car garage and with the driveway as permitted has a total of 3 spaces. 3
spaces would be adequate for the proposed 4 occupants.
4. 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: After the discussion at the conceptual review meeting, we were told that bike racks could be
mounted to a wall in the home. We will have those racks installed in the eastern garage space, which has ample maneuvering room
that meets the 5’ minimum requirement.
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.
Response: We understand and will adhere to the Land Use Code standards.
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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.
Response: We believe the proposal will satisfy all requirements in the LUC, so a Modification of standard will
not be necessary.
Department: Building Code Review
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
1. This house was built in 2013 as a 3 bedroom house. A 2016 basement finish permit did
not include finishing/creating any additional bedrooms. If the additional 4th bedroom has
been finished, an after-the-fact permit must be obtained to approve that space as
habitable.
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.
Response: We will no longer be needing the basement to be finished as a bedroom as the 3 existing bedrooms
will be adequate.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. OCCUPANCY GROUP CLASSIFICATION
The occupancy classification (building use) is determined by the Building Department.
So long as the existing residence remains a Group R-3, Single-Family 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.
Response: We understand and will take the steps to meet these standards if necessary. We believe the Group
R-3 Single-Family Occupancy determination will not change.
2. ADDRESS POSTING
New and existing buildings shall have approved address numbers placed in a position
that is plainly legible, visible from the street fronting the property, and posted with a
minimum of four-inch numerals on a contrasting background. From Google-Maps it's
unclear if the current address posting meets standards for visual contrast. The
background color should be updated to a lighter shade to provide better contrast.
Response: We will repaint the backing for the address numbers to a color that will create more contrast.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. If alteration to the sidewalk or drive approach in City right-of-way is required with this
application, a sidewalk/drive approach permit would be required. A link to this can be
found here:
https://www.fcgov.com/engineering/pdf/DriveApproachSWPermit_dig.pdf?1308238672
Response: No alteration to the sidewalk or drive approach will be necessary.
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2. A site plan created for this application should demonstrate any requirements being met
within the property boundary. Any parking spaces required would not be able to use
onstreet parking along Campfire Drive to meet the requirement, or have portions of
parking extending onto neighboring properties without agreement from the impacted
neighboring property.
Response: Parking requirements are satisfied by the existing on-site parking space. A two-car garage as well as
this circumstance allowing the driveway to be counted as a spot meets the 3-space requirement for four occupants.
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: The conversion of this residence to an extra occupancy
dwelling is not anticipated to meet the threshold of requiring a Traffic Impact Study
according to chapter 4 of the Larimer County Urban Area Street Standards. TIS waived.
Response: We understand that the TIS requirement is waived for this project.
2. FOR INFORMATION: With the proposed parking plan submitted with this project, it
should be noted that vehicles should not block pedestrian access to the sidewalk, and
on street parking is restricted within 15 feet of the fire hydrant located on the south
property line according to the City of Fort Collins Traffic Code.
Response: We understand and will adhere to the hydrant and pedestrian access code requirements.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@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.
Response: We understand that there are no stormwater requirements for this project.
3. Minimal site improvements (site specific comment):
For your information, stormwater requirements apply when a site adds greater than
1,000 square-feet of impervious area (net). Projects in this category will require a
drainage report and construction plans prepared by a Professional Engineer registered
in the State of Colorado.
If the project will add between 350- to 1,000-square feet of new impervious area, a
drainage letter, site grading plan, and impervious area documentation are required.
These must document the existing and proposed drainage patterns. In most cases
these will be prepared by a Professional Engineer registered in Colorado.
If site improvements are anticipated, please contact Water Utilities Engineering and we
can discuss the project specific stormwater requirements.
Response: No site improvements or addition of impervious area are necessary for this project.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. Information Only:
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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.
Response: We understand that the current project does not trigger any action for erosion control and will take
necessary steps if the plan changes.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. 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) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements.
Response: We understand and will contact the organizations for development requirements.
Department: Electric Engineering
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
1. If an increase in electric capacity is needed as part of this project, please contact Light
and Power Engineering to discuss fees.
Response: No increase in electric capacity is necessary.
2. Please contact Tyler Siegmund with Light & Power Engineering if you have any
questions at 970.416.2772 Please reference our policies, construction practices,
development charge processes, electric service standards, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Response: We understand and will contact if necessary.
Department: Environmental Planning
Contact: Scott Benton, sbenton@fcgov.com
1. No comments.
Response: Thank you.
Department: Forestry
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Contact: Nils Saha, nsaha@fcgov.com
1. 8/10/2020: INFORMATION ONLY
Is there any tree impact anticipated? If so, please contact City Forestry 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.
Response: No tree impact will occur with this project.
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.
Response: We believe our submitted site plan meets these datum requirements.
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.
Response: We understand and will contact if necessary.