HomeMy WebLinkAbout723 STOVER STREET - Filed GC-GENERAL CORRESPONDENCE - 2004-07-20Antares
1510 South College Avenue, Suite 204
Fort Collins, Colorado 80524
Phone:970.407.9990 Fax:970.407.9996
To: Development Review Committee
Re: 723 Stover conversions
Attached are the plot plans for 723 Stover for your review, we are trying to get the
permits to make this property a legal duplex. The basement was converted
sometime in the past, and we are trying to get it up to code. In order to
accomplish this we require your permission to obtain a permit thru the city.
Thanks you for your time.
Sincerely,
Kevin Hartley
Maintenance Manager
Antares Property Services Inc.
970-407-9990 x202
970-566-1484
khartley@antaresjDroperty.com
IMPROVEMENT SURVEY OF
723 STOVER STREET, FORT COLLINS, COLORADO
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This is to certify that on July 29, 200J a
survey was made under my supervision of
723 Stover Street, which is the North 50' of
the South 150' of the East 112 of Block 177,
Fort Collins, Colorado and that the 1—story
brick house was found to be entirely within
the boundary lines as shown on this plat.
CONC. PATIO 6.83'
ONE STORY BRICK
HOUSE W/ BASEMENT
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BRICK I
PLANTER
1
3' WALK — — —
S00°00'00"W 50.00'
FND 112" RE&iR
NO CAP
STOVER STREET
RICHARD A. RUTNERFORD
37EWMT & AS,Soa, 1Nr
DRAFT
MEMORANDUM
TO: GNILT
FROM: Cam McNair
DATE: August 27, 2002
SUBJECT: Proposed Policy on Alley Improvements with Developments
In an effort to insure that the City obtains necessary infrastructure improvements in alleys,
without placing unreasonable requirements on in -fill and redevelopment projects that are served
by alleys, the following policies and procedures are recommended-
1. Carefully review each infill and redevelopment project that is adjacent to, or impacts an alley,
and decide whether or not to require alley improvements based on the following criteria:
• What is the present condition of the alley? If the alley has received interim paving
improvements, and is functional in terms of:
all-weather access,
i adequate width and proper alignment,
lack of, or minimal presence of, encroachments and obstructions,
i adequate drainage,
dust control,
utility locations and conditions, and
i overall ease of maintenance,
then complete alley reconstruction to current standards may not be needed with the
development under consideration. However, the property owners should be reminded in
the development agreement of their obligation to participate in improving the alley to its
ultimate standards at the appropriate time in the future, as decided by the City.
Have sufficient ROW and utility easements been dedicated to the City' If not, these
dedications shall be obtained, as a minimum, as a condition of development approval.
Getting any overhead utilities undergrounded, especially service lines, and placing
conduit for future undergrounding of the distribution lines, is a requirement that will
continue to be enforced.
• Will the proposed project add traffic impacts to the alley? Requiring alley improvements
to our current standards can be iustified if the new use increases vehicular traffic at the
site as noted below:
If daily vehicle trip -end generation for the proposed new use is increased by 20"o,
and at least 200 ADT.
If peak hour trips are increased by 20%, and at least 20 trips per peak hour_
If anv increase in truck traffic is expected.
ifthere is a history of safety and/or accident problems in the allev.
DRAFT
LDN_r
These thresholds are equal to those established in LCUASS 42.3-A.1. This sets the
vehicular traffic impacts for requiring a Transportation Impact Study. Assuming that a
significant portion of these trips (>25%) will use the adjacent alley, requiring
improvements to the alley can be justified.
• Is the proposed project a residential use that takes its sole or primary access from an
alley? Adding an alley -house, mother-in-law suite, carriage house, granny flat or similar
use has consistently triggered the requirement for full alley improvements along the lot
frontage and out to the nearest intersecting street, in spite of the relatively minor traffic
impacts associated with such developments. This is justified by the fact that these
projects will take their primary access from the alley.
• Are there "'interim" repairs or improvements, such as pothole patching or overlaying,
which can be done to mitigate a small project's impacts? If so, it may not be necessary to
require full upgrade to ultimate standards. Consult with the Pavement Management
Engineer and/or the Streets Department for assistance in determining an adequate level of
treatment to be required as an interim measure, when it is not reasonable to require the
ultimate upgrade.
2. The Streets Department has a small annual budget for alley maintenance and upgrades. When
Streets determines that an unpaved alley is eligible for paving, every effort will be made to
design and build the upgrade in accordance with current LCUASS guidelines. Also, if
opportunities can be recognized and captured, Streets and Engineering will attempt to partner
with infill and redevelopment projects that are occurring adjacent to alleys so that complete
blocks can be upgraded to standard in collaboration with those development projects.
Engineering and Streets will then generate the repayment agreements necessary to recoup
reimbursements from other developing properties along the alley in the future.
DRAFT
MEMORANDUM
TO: Cameron Gloss, Current Planning Director
FROM: Cam McNair, City Engineer i'J
DATE: November 14, 2002
RE: Alleys
As we have discussed, there are several questions which need to be answered concerning alleys,
especially in the downtown area and other established parts of the City.
BACKGROUND:
In Transportation/Engineering, we treat alleys just like other streets. Allevs are considered to be
a tvpe of street - orjust another street classification - like arterials, collectors and local streets.
Alleys are part of the transportation network, and most alleys exist in public rights-of-wav In
applying our codes and standards to infill projects and redeveloping properties, we assume that
the alleys need to be brought up to proper standards. This would include paving, provisions for
drainage, under, —rounded utilities and safe access for all users of the alleys, including emergencv
services.
Encouraging mixed uses in most zoning districts means that many areas that have been
traditionally residential in the past are now transitioning to more commercial and office uses. as
well as adding higher residential densities. Alley -houses, granny Hats, apartments, professional
otTces, non-profit oraanizations .md many other similar uses are being added to the older
neighborhoods in the City, and many of these are taking direct and even primary access off of
unpaved alleys.
City codes and standards allow us to require alley upgrades in these areas when there is a change
of use or some construction a-.tivity that requires permits to be issued by the Citv. In addition to
upgrading the portion ofthe .iley that is adjacent to the property in question, we also require :hat
the improvements to the alley. ')e extended out to the nearest paved street. Sometimes, the cost of
making these allev improvements may discourage the intill or ;redevelopment projects -hat tnanv
would like ro see happen. That is not our intention, but we recognize that this does sometimes
occur. We !cei that it is important to establish and maintain i-,00d infrastructure, and we would
like to be able to do so without placing unreasonable requirements on small proiects.
We are certainly willing to change our systems, but we all need to agree on the objectives we are
rvmg to achieve and the methods that can be used to achieve them. So with that as i)ackground_
here are some (utes'tions that I ;cave:
Page 2
Alleys
November 14, 200.2
QUESTIONS:
• Should all alleys be paved eventually, just as we intend to have all City streets paved at
some point in the future?
• If not, which alleys should remain unpaved?
• Can there be some criteria developed that leads to a determination of whether or when a
given alley needs to be paved?
• Does the requirement to upgrade alleys really discourage infill or redevelopment
projects?
• Should some small projects be excused from these requirements to make alley
improvements?
• How should that threshold be identified?
• Should traffic generation and parking requirements be used to determine the alley
upgrade requirements, or is simply taking access from the alley and developing property
adjacent to the alley enough to trigger the upgrades to the alley?
• Should there be some interim alley standard between gravel and full paving (i.e., a simple
asphalt overlay without curb -and -gutter or other drainage provisions)?
• Would it be desirable to create a system for small projects to make a proportionate cash
contribution to an "Alley Fund", in lieu of building their adjacent and off -site alley
improvements?
• Are there unintended consequences associated with allowing the alley infrastructure to
deteriorate (i.e., dumping, vagrancy, weeds, etc.), or would this simply be a code
enforcement problem whether or not the alleys were upgraded?
I look forward to further discussions as we determine whether or not changes need to be made in
our codes and standards, and the way we apply them, as they pertain to alleys. Attached for
reference is the memo I drafted recently for the Growth Management Lead Team.
Attachment
C,m McNair ALLEY IMPR? Page 1
From:
"Sheri Wamhoff' <SWAMHOFF@fcgov.com>
To:
<cmcnair@ci.fort-collins.co.us>
Date:
8/15/03 12:09PM
Subject:
ALLEY IMPR?
Cam
A minor amendment was submitted in to make a property a legal duplex
(723 Stover). This property was illegally converted into a duplex
(basement unit) at sorne point in time and now they wish to make it a
legal duplex.
In order to do so they will need to add 4 additional parking spaces
that will access off of the alley. What I need to know is will this
require them to need to improve the alley out to the nearest street. I
know there have been discussions regarding when alley improvements are
required and I just don't know where we would stand on it in regards to
a project like this.
Let me know if you would like to see the request or have any
questions.
Thanks Sheri
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