HomeMy WebLinkAboutPLANETSCALE LIVING - PDP200015 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWF6rt`Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.corn
February 07, 2020
Serdar Badem
Fort Collins, CO
Re: 906 E. Stuart Multi -Family
Description of project: This is a request to convert an existing child care center into a
four dwelling unit multi -family home. One of the four units will be an affordable housing unit.
The site (parcel #9724106924) is located 850 feet west of S. Lemay Avenue and 1,200
feet south of E. Prospect Road. Access is taken from E. Stuart Street directly to the south.
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 906 E. Stuart Multi -Family. 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, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethurem harrasa(D.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 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.
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Response: Please review the attached documents and the drainage letter from our civil engineer, all of
these issue will be taken care of in the next phase of the project the construction documents.
6. 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 fees are calculated for each building permit.
Response: Please review the attached documents and the drainage letter from our civil engineer, all of
these issue will be taken care of in the next phase of the project the construction documents.
7. WATER QUALITY AND LOW IMPACT DEVELOPMENT REQUIREMENTS (standard comment):
If the improvements create or modify greater than 1000-square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious areas.
All new or modified impervious areas require stormwater quality treatment. In addition,
the City requires the use of Low Impact Development (LID) methods to treat stormwater
quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements;
the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed.
The remainder of the water quality treatment can be accomplished 'standard' or LID
water quality methods. Accepted methods are described in the Fort Collins Stormwater
Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
del ines-regu lations/stormwater-criteria
Response: Please review the attached documents and the drainage letter from our civil engineer, all of
these issue will be taken care of in the next phase of the project the construction documents.
B. EROSION CONTROL REQUIREMENTS (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or Ischlam(a,fcgov.com.
Response: An erosion control plan will be provided with next phase of the project the construction
documents.
9. 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
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organization. Standard operating procedures (SOPs) for on -going 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/what-we-do/stormwater/stormwater-qu al i tyAow-i m pact-developement
Response: Yes, we anticipate that a final inspection will be performed by the city to insure that the project
meets the standards set forth by the codes and regulations.
10. FEES (standard comment):
The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http:/Auww.fcgov.com/utilities/business/builders-and- developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Response: Understood, all fees will be paid as required.
Department: Water -Wastewater Engineering
Contact: Matt Simpson, (970)416.2754, masim son c ov.com
1. EXISTING WATER INFRASTRUCTURE (site specific comment):
There is an existing 8-inch water main in Stuart Street with three (3) existing water
service to the site:
%-inch domestic (active)
Y4-inch stub for future use (fees would need to be paid to use).
1-inch fire service
Response: Understood, thanks for the information.
2. EXISTING SEWER INFRASTRUCTURE (site specific comment):
There is an existing 10-inch sanitary sewer main in E. Stuart Street with an existing
sanitary sewer service to the site.
Response: Understood, thanks for the information.
3. CHANGE OF USE (site specific comment):
The proposed change of use for this property (commercial to multi -family) will result in a
change to its classification in the water & sewer fee structure. The domestic water
service is currently classified as a'commercial-use' and the proposed change would
convert the property to the 'multi -family' rate structure. As such, new water and sewer
development fees, Plant Investment Fees (PIFs), and water rights fees will occur. These
fees are to be paid at when the building permit is issued.
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Please contact our Utility Fee and Rate Specialists at (970) 4164252 or
UtilityFees@fcgov.com for an estimate of fees. Information on fees can be found at:
http://www.fcgov,com/utilities/business/builders-and-developers/plant-investment-development-fees
It is worth noting that sewer fees, for multi -family water services, are based on monthly
water use year-round, including any irrigation. An additional irrigation service is an
option to avoid paying sewer rates for landscape irrigation.
Response: Understood, thanks for the information, all fees will be paid as required.
4. SERVICE ABANDONMENT (standard comment):
Any existing water and sewer services that are not planned to be reused with this project
will be required to be abandoned at the main.
Response: Understood, thanks for the information, and all unused water and sewer services will be taken
care of as required.
5. SERVICE SIZING (standard comment):
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
Response: Understood, thanks for the information, the water service will be sized appropriately and per
the required standards.
6. SEWER DISCHARGE (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
Response: Understood, thanks for the information, our engineers will be in contact with them when the
construction documents are being developed.
7. WATER CONSERVATION (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcqov.com/standards
Response: Understood, thanks for the information, our Landscape architect will be in contact with them
when the construction documents are being developed.
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager fcgov.com
1. INFORMATION This property is currently being serviced by a customer owned service
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connecting to a secondary box on the northwest corner of the property. This secondary
box is a substantial distance from the transformer located on Spring Meadow Ct. This
could pose to be a difficult and costly process if your development requests a service upgrade.
Response: Understood, thanks for the information, our engineers will be in contact with them when the
construction documents are being developed.
2. INFORMATION: In order to convert the existing property into a multifamily building, Light
and Power would require each individual dwelling unit to be metered separately. This would result in a
minimum of four meters for your proposed plan, and the service wire would continue to be customer owned.
Response: Understood, thanks for the information, correct we want separate meters and service for each
unit, this information will be provided in the construction drawing s phase of this project.
3. INFORMATION All system modifications and capacity fees would be applicable to this development.
Response: Understood, thanks for the information, all fees will be taken care of when the time comes.
4. INFORMATION: Multi family buildings are customer owned services; therefore a(C 1)
form must be filled out and submitted to Light & Power Engineering. All secondary
electric service work is the responsibility of the developer and their electrical consultant or contractor.
Response: Understood, thanks for the information, correct we want separate meters and service for each
unit, this information will be provided in the construction drawing s phase of this project.
5. INFORMATION: You may contact Austin Kreager, project engineering if you have
questions. (970) 224-6152. You may reference Light & Power's Electric Service Standards at
http://www.fcgov.com/utilitiesriimg/site specific/uploads/ElectricServiceStandards_FINA
L_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee
estimator at http://www fcgov com/utilitiesibusiness/builders-and-developers.
Response: Understood, thanks for the information, our engineers will be in contact with them when the
construction documents are being developed.
6. INFORMATION: The City of Fort Collins now offers gig -speed fiber internet, video and
phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Response: Understood, thanks for the information, our engineers will be in contact with them when the
construction documents are being developed.
7. INFORMATION: Light and Power would like to remind you that all of our facilities must
have a ten foot clearance away from all water, wastewater, and storm sewer facilities.
We also require a three foot clearance away from all other utilities with the exception of communication lines.
Response: Understood, thanks for the information, our engineers are aware of this and will follow this
regulation when the construction documents are being developed.
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Department: Environmental Planning
Contact: Kelly Smith, ksmith a@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 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 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/nabveplants20l3.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant list.pdf.
Response: Understood, thanks for the information, our engineers are aware of this and will follow this
regulation when the construction documents are being developed.
2. Please submit a site photometric plan and luminaire schedule. All lighting shall have a
nominal correlated color temperature (CCT) of no greater than three thousand (3,000)
degrees Kelvin [see LUC 3.2.4(D)(11)]. Every Conceptual Review — LIGHTING — shielding:
Site light sources shall be fully shielded and down -directional to minimize up -light,
spill -light, glare and unnecessary diffusion on adjacent property. Please also consider
fixtures with motion -sensing or dimming capabilities so that light levels can be adjusted as needed.
Response: Please see the attached site photometric plan.
Department: Forestry
Contact: Christine Holtz, , choltz(cDfcgov.com
PRE -SUBMITTAL: Forestry Tree Inventory
There appear to be existing private property trees within the limits of development. What
are the anticipated impacts to them associated with this development? Regardless of
tree impact, please schedule an on -site meeting with City Forestry to obtain tree
inventory and mitigation information. Existing significant trees should be retained to the
extent reasonably feasible. This meeting should occur prior to first round PDP.
Response: Please see the attached landscaping plan the landscape architect is aware of the site
conditions and has presented a plan for your review and comment.
2. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements
such as 'full tree stocking'. 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.
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These notes are available from the city planner or Nils Saha (Nsaha@fcgov.com)
Required tree sizes and method of transplant (reduced minimum sizes for affordable housing):
• Canopy Shade Tree: 1.0" caliper container or equivalent
■ Evergreen tree: 4.0' height container or equivalent
■ Ornamental tree: 1.0" caliper container or equivalent
• Canopy Shade tree as a street tree on a Local or Collector street only: 1.25" caliper container or equivalent
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
Response: Please see the attached landscaping plan the landscape architect is aware of these
requirements and has presented a plan for your review and comment.
3. 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
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
Response: Please see the attached landscaping plan the landscape architect is aware of these
requirements and has presented a plan for your review and comment. To the best of our knowledge we
have taken into account the utilities and the plan wol be modified if you see a conflict.
4. If applicable, please provide an "Existing Tree Removal Feasibility Letter" for City
Forestry staff to review. Proposals to remove significant existing trees must provide a
justification letter detailing the reason for tree removal. This is required for all
development projects proposing significant tree removal regardless of the scale of the
project. The purpose of this letter is to provide a document of record with the project's
approval and for the City to maintain a record of all proposed significant tree removals
and justifications. Existing significant trees within the project's Limits of Disturbance
(LOD) and within natural area buffer zones shall be preserved to the extent reasonably
feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance
to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts
have been undertaken to comply with the regulation, that the costs of compliance clearly
outweigh the potential benefits to the public or would unreasonably burden the proposed
project, and reasonable steps have been undertaken to minimize any potential harm or
adverse impacts resulting from noncompliance with the regulation.) Where it is not
feasible to protect and retain significant existing tree(s) or to transplant them to another
on -site location, the applicant shall replace such tree(s) according to City mitigation requirements.
Response: Please see the attached landscaping plan the landscape architect is aware of these
requirements and has presented a plan for your review and comment.
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5. According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least
(50%) of all tree plantings.
Response: Please see the attached landscaping plan the landscape architect is aware of these
requirements and has presented a plan for your review and comment.
6. If the project is responsible for frontage improvements along E. Stuart St. or
Springmeadows Ct., please incorporate new street trees within the right of way.
Response: Please see the attached landscaping plan the landscape architect is aware of these
requirements and has presented a plan for your review and comment.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(cDpoudre-fire.org
1. CHANGE OF OCCUPANCY: A change of occupancy requires the building to meet
requirements of the current version of the International Fire Code. Poudre Fire Authority and the City
of Fort Collins have adopted the 2018 IFC. Building plan reviews shall be subject to the adopted version
of the fire code in place at the time of plan review submittal and permit application.
Response: The construction documents when we are at that phase of the work will address all of this
issues.
2. REQUIRED FIRE ACCESS: A fire lane is required to within 150' of all exterior portions
of any building as measured by an approved route around the perimeter. The existing
site appears to meet fire access requirements as measured from E Stuart Street. No further action is required.
Response: Please see the attached site plan we feel we have met this requirement.
3. FIRE SPRINKLER SYSTEM: Conversion of the Group E to Group R-2 may require
upgrades to the existing fire sprinkler system. Please contact Assistant Fire Marshal
Greg Kimble with any fire sprinkler related questions at 970-416-2868.
Response: Yes we agree, this project will be fully fire sprinklered, and the ersitng system we not be reused
as it will not meet the minimum requirements for this project.
4. REQUIRED WATER SUPPLY: A fire hydrant capable of providing 1500 gpm at 20 psi
residual pressure is required within 300' of the building. An existing hydrant on the SE
corner of E Stuart and Cherokee Dr appears to be located appropriately, however it is
the applicant's responsibility to verify pressure and volume.
Response: Yes we agree, we will be researching this once we get to the construction document pahse of
this project..
Department: Building Code Review
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Contact: Katy Hand, , khand(a)fcgov.com
1. Seethe multi -family guide for building permit (after planning)
https://www.fcgov.com/building/pdf/multi-family-submittal-update. pdf?1552925089
Response: Understood, once we are able to start the construction documents we will first contact and
possible sit down with Kathy Hand to do a preliminary review of the project to determine and addition
information that is needed..
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
2. For a building code change of occupancy to R-2 multi -family, the building must be fire
sprinkled (13R min, but appears that an existing NFPA13 system currently exists).
3. Type B accessible units must be provided per chapter 11 of the IBC.
4. 1-hour dwelling separation walls/floors are required between each dwelling unit.
Response: Understood, thank you for the information.
Department: Technical Services
Contact: Jeff County, 970.221-6588, jcounty()a 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: Understood, thank you for the 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.
Response: Understood, thank you for the information.
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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.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. 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:
http:/Iwww.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:
hftps://www.fcgov.com/developmentreviewfiees.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.
B. 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.
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Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer fcgov.com
1.AFFORDABLE HOUSING, INFORMATION ONLY:
REQUIREMENTS: In order to encourage the building of affordable housing units, Fort
Collins offers a variety of development incentives that are intended to reduce the costs to
developers. For complete definitions, see Section 5.1.2 of the Fort Collins Land Use
Code. In order to receive affordable housing development incentives, a project must meet
certain criteria as defined in the Land Use Code, including but not limited to:
A housing development is considered affordable if at least 10% of the total dwelling units
are affordable to rent or own by households earning 80% or less of Area Median Income (AMI).
A unit is considered affordable to rent if a household earning 80% or less of AMI pays no
more than 30% of their gross monthly income towards rent, including utilities.
A unit is considered affordable to own if a household earning 80% or less of AMI pays no more than
38% of their gross monthly income towards their mortgage, including principal, interest, and insurance.
ZONING: Projects proposed in the Low -Density Mixed -Use Housing (LMN) zone are
eligible to increase the maximum allowed density from 8 to 12 dwelling units per acre.
See Section of the Land Use Code for full detail.
EXPEDITED REVIEW: Projects are eligible to receive an expedited development review
and permitting process. Please contact your assigned Development Review Coordinator for more information.
DELAYED IMPACT FEES: Impact fees are typically paid at the time that building
permits are issued. This incentive allows the developer to delay the payment of those
impact fees until a certificate of occupancy is issued, or December 1 of that year,
whichever happens first. See Section 7.5-26 of the Fort Collins Municipal Code & Charter for full detail.
FEE WAIVERS: Requests for fee waivers should be made when submitting for
development review but must be made prior to the issuance of a certificate of occupancy
for the development. Waiver requests should be sent to your project's Development Review Coordinator.
For general questions about fee waivers, please contact Sue Beck-Ferkiss at
sbeckferkiss@fcgov.com or 970-221-6753.
Response: Thank you for the information, please review the attached submittal for conformance
with these regulations. The owner will be submitting the required information and forms for this
affordable housing project. And in the next process the construction documents we will be
providing all the required information to meet all the required regulations.
2. INFORMATION ONLY: This property is located within the Low Density Mixed Use
Neighborhood zone district. The proposed 4-plex is a permitted use; however, it is
unclear how this building will change from its existing condition.
Additional clarification is needed which could potentially change the
comments/requirements of the project. It is recommended that when a more detailed plan
is developed that a'pre-submittal' meeting is set up for staff to review the project in more
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detail. Please reach out to the assigned Development Review Coordinator when ready.
Response: Thank you for the information, once we have submitted construction documents the
additional clarification will be presented in the dilution plan. That document clearly shows what the
existing conditions are what is to be removed was to saved.
3. LETTER OF INTENT: The proposed plan shows a drive cutting through Spring Meadows Subdivision
to the east.
At time of submittal, a signed letter of intent by the adjacent property owner will be required. The
letter should ensure that all interested parties have agreed to both the extent and location of proposed
Response: We have finally decided to move forward without requiring a driveway easement from the
neighboring property. Please review the attached plans, there is no driveway going through the
adjoining subdivision.
4. PARKING: Multi -family projects are required to have the following parking specifications:
Bicycle -1 space per bedroom (60% enclosed / 40% fixed). Enclosed spaces can be
located in a garage, shed, bike shelter, etc., and should be located somewhere
convenient to the proposed entryways of the building.
Off-street parking —1 bedroom: 1.5 spaces; 2 bedroom: 1.75 spaces; 3 BR: 2.0 spaces; 4 bedroom: 3 spaces.
If the project develops to have three units with two bedrooms and 1 unit with 1 bedroom,
the project will require 7 off-street parking spaces. Keep in mind this would activate the
standards contained within 3.2.1, which require parking lots with six or greater spaces to
provide appropriate parking lot perimeter and interior landscaping.
Response: Please review the attached submittal for conformance with these regulations. The parking
calculations are shown on the cover sheet in the site date block. This project develops four
2-bedroom units with total of 8 off-street parking spaces.
5. CONNECTION TO STREET: Entrances must be clearly identifiable and visible from the
streets and public areas by incorporating use of architectural elements and landscaping .
Every building containing four (4) or more dwelling units shall have at least one (1) building
entry or doorway facing any adjacent street that is smaller than a full arterial or has
on -street parking. This entryway should directly connect to a sidewalk by use of a walkway
and should not intersect with any vehicle use area such as a parking lot or drive aisle.
Response: Please review the attached submittal for conformance with these regulations. Each unit has it's
own separate entry door facing the street and connects to a sidewalk that connects to the public sidewalk
in the ROW.
6. ADDITION: If adding onto the existing structure, please visit 3.5.2 and 3.8.30 to ensure
that any addition complies with context of the neighborhood, promotes visual interest, and
features elements of design that promote building and project compatibility with the neighborhood.
Response: This project is not proposing any additions.
7. DENSITY: At 12 units per acre, which is the maximum density of the Low Density Mixed Use Neighborhood
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(LMN) zone district. The calculated size of the lot is 11,066 square feet and will only allow for 3 units.
A Modification of Standard and would require for this land use standard and would also
require further discussion by staff to see if it is supportable.
Response: Please review the attached submittal and please review with the city staff. This project is not
financially feasible with only 3 units. We have purchased this property from the City of Fort Collins with the
mutual understanding and preliminary agreement that we would be converting the existing property into
4-unit affordable housing building.
8. 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
hftp://www.colocode,comfitcollins/landuse/begin.htm.
Response: Thanks for providing the reference to Land Use Code. We have reviewed these standards and
ask that the city please review the attached documents, this project.
9. 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: Please review the attached submittal for conformance with these regulations, and let us know
what specific LUC standard that you feel it is not in conformance with.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek(cDfcgov.com
1. While this property and those to the west and east at 904 and 910 E Stuart are more
than 50 years old, none of those buildings appear to meet the threshold for requiring
historic survey to establish whether they would be considered historic resources for the
purpose of our code requirements. No further historic review is required at this time.
Response: Thank you
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need
to be public easements dedicated to the City. 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 can be found at: http //www fcgov com/engineering/devrev php
Response: Please let us know if any easement or ROW needs to be dedicated, review the attached
submittal for conformance with these regulations.
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2. Stuart street is classified as a Minor Collector in the City's Master Street Plan. This
street section has an ultimate right-of-way (ROW) width of 76 feet. It is unclear what the
existing ROW is along the property frontage. The owner will be required to dedicate any
additional ROW along the property frontage to bring the half ROW width to 38 feet (if that
ROW width does not currently exist).
The Minor Collector section also includes a 6-foot parkway and 5-foot detached
sidewalk. The street frontage will need to be improved to match this section.
Response: Please let us know if any easement or ROW needs to be dedicated, review the attached
submittal for conformance with these regulations.
3. The proposed site access configuration for this project is a concern. Generally with
development or redevelopment, the City requires that multiple accesses to one street be
consolidated. This means that the City would require that one of the existing accesses
to Stuart Street to be closed or both closed and a new single access configuration
proposed. The main concern is vehicles having to back out onto Stuart Street. The
proposed additional access to Springmeadows Ct. is not on the same parcel and would
require approval of the owner (Spring Meadows condo association/HOA). I believe that
this would also require some sort of plan amendment process that the adjacent property
owner would have to go through to approve of the change.
Response: The site access has been changed and does no longer need access though the adjacent
Subdivision. Please review the attached documents for conformance with these standards.
4. If an access to Springmeadows Ct. is approved, it will need to be constructed to Larimer
County Urban Area Street Standards (LCUASS) for spacing, width, etc.
Response: No access to this street is required. Please review the attached documents for conformance
with these standards.
5. All necessary permitting will be required of any proposed workrimprovements within the
public right-of-way, prior to construction.
Response: Understood, the permits will be acquired.
6. 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.
Response: Understood, all required fees will be paid.
7. 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.fcqov,com/engineering/dev-review.php
Response: Understood, all required fees will be paid.
8. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
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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.
Response: Understood, any of this work that is required will be taken care of as required.
9. 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.
Engineering staff will conduct a site visit to determine the extent of pedestrian facilities
that would need to be brought up to current ADA standards. This site inspection would
occur after the initial project submittal so that this information can be provided with the
first round of staff review comments.
Response: Understood, to the best of our knowledge the existing and proposed will meet all the ADA
required standards.
10. Any public improvements must be designed and built in accordance with the LCUASS.
They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Understood, all public improvements will be constructed per these requirements.
11. Utility plans and/or a Development Agreement maybe required for the project.
Response: Understood, a detailed site / utility plan will be provided in the forthcoming construction
documents.
12. Please ensure that LCUASS parking setback (Figure 19-6) standards are followed.
Response: Understood, the attached plans show the parking that best fits this site, please review the
attached documents and let us know specifically what you feel we need to change or modifiy that will work
on this site.
13. 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.
Response: Currently none of these encroachments are proposed.
14. 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, 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.
Response: Understood, a suitable solution will be found and utilized.
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: Based on the narrative provided with this conceptual plan,
the conversion of this site from a child care center to 4 dwelling units is not expected to
meet the threshold of requiring a Traffic Impact Study according to section 4.2.2.E of the
Larimer County Urban Area Street Standards. The Traffic Impact study is waived.
Response: Thank you for the information, we anticipate because of the small impact this project has onte
traffic that the report will be waived.
2. Will need further information in regards to the proposed access points for each unit,
along with the addition of the access off of Springmeadows Ct. which currently crosses
Springmeadows Condos Association property.
Response: No access though the adjoining property will be required. Please review the attached submittal
for conformance with this.
Department: Erosion Control
Contact: Chandler Arellano, care Ilano(a)fcgov.com
1. Please provide the total disturbed area on the site map.
If the site disturbs more than 10,000 sq. ft. and/or meets the criteria for Erosion and
Sediment Control, ESC materials will need to be submitted.
The erosion control requirements are located in the Stormwater Design
Criteria in Chapter 2 Section 6.0 a copy of the requirements can befound at www.fcgov.com/erosion
For Final:
Please submit an Erosion Control Plans to meet City Criteria.
For Final:
Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria,
Response: An erosion control plan will be provided with next phase of the project the construction
documents.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416.2754, masimpson(a)fcgov.com
2. MINIMAL SITE IMPROVEMENTS (site specific comment):
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For your information, stormwater requirements for on -site detention apply when a site
adds greater than 1,000 square -feet of impervious area (net). Stormwater requirements for water quality
treatment and Low Impact Development (LID) methods apply when a site *adds or modifies* greater than 1,000
square -feet of impervious area (gross). 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 or modify between 350- to 1,000-square feet of new impervious
area, a drainage letter, site grading plan, and impervious area documentation are
required. The letter must document the existing and proposed drainage patterns and
address where the runoff generated by the new impervious area is going. The letter
should discuss how to mitigate any additional runoff directed onto adjacent properties.
In most cases these will be prepared by a Professional Engineer registered in Colorado.
As you develop your site plan further, please contact Water Utilities Engineering and we
can discuss the project specific stormwater requirements.
The rest of the stormwater comments in this letter give more information about Fort
Collins' stormwater requirements for development.
**Updated comment, permeable paving — such as pavers — count as 40% impervious (0.50 "C-Factor")**
Response: Please review the attached documents and the drainage letter from our civil engineer, all of
these issue will be taken care of in the next phase of the project the construction documents.
3. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment):
The design of this site must conform to the drainage basin design of the Spring Creek
Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Please note, a new stormwater criteria manual was released in December 2018:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu
idelines-regulations/stormwater-criteria
Response: Please review the attached documents and the drainage letter from our civil engineer, all of
these issue will be taken care of in the next phase of the project the construction documents.
4. STORMWATER OUTFALL (site specific comment):
The stormwater outfall options for this site appear to be surface flow to Stuart Street or Springmeadows Court.
Response: Please review the attached documents and the drainage letter from our civil engineer, all of
these issue will be taken care of in the next phase of the project the construction documents.
5. DETENTION REQUIREMENTS (standard comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but
more than 350 square feet of new impervious area, a site grading plan is required along
with the impervious area documentation.
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