HomeMy WebLinkAboutTHE STEAD (255 S. TAFT HILL RD.) - PDP/FDP - FDP150026 - CORRESPONDENCE -8. 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.
9. Please 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.
10. 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.com/ftcollins/landuse/begin.htm.
11. 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.
12. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
13. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and -affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
14. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
to be dedicated.
7. Utility plans may be required and a Development Agreement will be recorded once the
project is finalized.
8. A Development Construction Permit (DCP) or excavation permit will need to be
obtained prior to starting any work on the site. Permit type is dependent on the work to
be done. Street Cut fee shall apply for any cuts into the street that may be needed with
this project.
9. Street Cut fees shall apply for any street cuts into Taft Hill Road.
10. Projects are not allowed to flow drainage out the driveway or across sidewalks out to
Taft Hill Road. A sidewalk culvert would be needed.
Department: Electric Engineering
Contact: Janet McTague, 970-224-6154, imctague(Mcaov.com
1. Power exists along Taft Hill Rd. Due to the length of the driveway, we will need to install
primary to the developable portion of the lot to provide power to the new house(s). We
will need to coordinate the location of a new transformer. System modification in
addition to normal development fees will apply.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickn fcgov.com
1. 3.5.2(D)(1) - You will likely need to apply for a modification of standards for this provision.
This standard calls for a connecting walkway that leads to your front door to be no more
than 200 feet away from a sidewalk. Due to the configuration of your lot, this will be
impossible to meet and you will likely be eligible to a modification based on hardship.
2. 3.5.2(E)(5) - The accessory buildings on your site may not exceed 2,500 square feet of
floor area.
3. 3.8.10 - Since your lot has less then 40 feet of street frontage, you will be required to
provide at least 2 off-street parking spaces per dwelling unit. Since you are proposing
two dwelling units, you will need 4 parking spots on your site. These spots can be
provided in a garage or on an improved area with a permanent border.
4. 3.8.11 - The fence standards will apply to your project. The front yard fence cannot be
taller than 4 feet and your side yard fence cannot be taller than 6 feet.
5. This project will be eligible for the small project review fee. I can provide you with a copy
of the fee schedule.
6. Any structures over 120 square feet will require a building permit.
7. The utility lines coming into the site will need to be appropriately separated. Janet
McTague can assist you with determining the appropriate layout of your utility lines. You
may also want to begin a dialogue with Xcel energy for your gas service early. Our two
contacts at Xcel are Stephanie Rich and Pat Kreager. Stephanie can be reached at
970.225.7833 and Pat can be reached at 970.225.7865.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(a?fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in
Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your
landscaping or re landscaping and reduce bluegrass lawns as much as possible.
2. The applicant should make note of Article 3.2.1(C) that requires developments to submit
plans that "...(4) protects significant trees, natural systems, and habitat". Note that a
significant tree is defined as a tree having DBH (Diameter at Breast Height) of six
inches or more. If any of the trees within this site have a DBH of greater than six inches,
a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to
determine the status of the existing trees and any mitigation requirements that could
result from the proposed development.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenbergerccDfcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
2. 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.fcgov.com/engineering/dev-review.php
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. The
existing driveway will need to be evaluated to determine if it meets ADA standards or
will need to be reconstructed.
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:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. Along the Taft Hill frontage 27.5 feet of right-of-way will need
When a fire access road is not feasible, the requirement may be offset with a residential
fire sprinkler system. Code language and fire lane specifications provided below.
2012 IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire -sprinkler system.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be dedicated as an Emergency Access Easement.
> Maintain the required unobstructed width & overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by signage and maintained unobstructed at all times.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 400' feet of the residential structure. When this
condition cannot be met, the requirement may be offset by installing a residential
sprinkler system. Code language provided below.
IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth
Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than
400 feet to the building, on 800-foot centers thereafter.
3. PREMISE IDENTIFICATION
Due to the setback distance from Taft Hill Rd, address numerals shall be both posted
upon the structure and at the street, via a monument sign or other approved means.
Code language provided below.
IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible,
visible from the street or road fronting the property, and posted with a minimum of
six-inch numerals on a contrasting background. Where access is by means of a private
road and the building cannot be viewed from the public way, a monument, pole or other
sign or means shall be used to identify the structure.
Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you
need clarification concerning this section, please contact the Erosion Control Inspector,
Jesse Schlam at 224-6015 orjschlam@fcgov.com.
2. Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate. The outfall from this site is
Taft Hill Road. It appears from the existing drainage patterns on the site that an
easement may be required from the property owner(s) to the east in order to get this site
to drain.
3. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
del i nes-reg u lations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
4. Low Impact Development (LID) requirements are required when the impervious area is
increased or a site is required to be brought into compliance with the Land Use Code.
These require a higher degree of water quality treatment for 50% of the new impervious
area and 25% of new paved areas must be pervious. Information can be found on the
EPA web site at: hftp://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria.
5. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new
impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) 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 on the City's web
site at
http://www.fcgov.com/utilitieslbusiness/builders-and-developers/plant-investment-develo
pment-fees or contact Jean Pakech at 221-6375 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.
6. The design of this site must conform to the drainage basin design of the West Vine
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
7. Stormwater retention in lieu of detention with an outfall may be appropriate for this
property. Retention is not normally allowed so the applicant would have to request a
variance as part of the drainage report. If you are interested in pursuing this option,
please contact me and I can work through the details with you or your engineer.
Department: Fire Authority
Contact: Jim Lynxwiler, 970.416-2869, ilynxwilerftoudre-fire.org
1. FIRE LANES
A fire lane shall be provided to within 150' of all portions of any residential structure.
questions. 970-416-2748 or scarter@fcgov.com
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221.6339, sboyle(cDfcgov.com
1. Existing water mains and sanitary sewers in this area include a 6" water main and 12"
sanitary sewer in Taft Hill Road.
2. It does not appear there are water or sewer services serving this property. With this
development, new water and sewer services will need to be installed from the mains in
Taft Hill.
3. The service to the proposed house and apartment above the garage can be connected
from the same service as long as the property is not intended to be subdivided. If both
buildings are served from the same service, this will prohibit the subdivision of the
property at any point in the future unless new service lines are run in order to serve each
parcel individually.
4. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
5. Development fees and water rights will be due for both the main building and the
apartment above the garage at time of building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(a@fcQov.com
1. Traffic operations and transportation planning have no comments. No traffic study is
required.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221.6339, sboyle(&fcgov.com
1. A drainage report, erosion control report, and construction plans are required and they
must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four -step process for selecting structural BMPs. Standard
operating procedures (SOPS) for all onsite drainage facilities need to be prepared by
the drainage engineer and there is a final site inspection required when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater
F6rt Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224,6134 - fax
fcgov.com
July 21, 2015
Shane Roberts
255 S Taft Hill Rd
Fort Collins, CO 80521
Re: 255 S Taft Hill - Single -Family Home
Description of project: This is a request to construct a home and two accessory structures at
255 S Taft Hill Rd (parcel #9709404013). On accessory structure will contain a garage on
the first floor with an accessory dwelling unit on the second floor. The other outbuilding will
be a non -habitable structure. The parcel is located in the Low Density Mixed -Use
Neighborhood (LMN) zone district. This project will be subject to Administrative (Type 1)
review.
Please see the following summary of comments regarding the project request referenced
above. 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, you may contact
the individual commenter or direct your questions through the Project Planner, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom(7fcpov.com
1. This will require the property to be platted.
2. LUC 4.5(D)(1)(a) Requires a minimum average density of 3 dwelling units per acre. A
modification would be required (type 1) See section 2.8 for the Modification of Standards
criteria
3. LUC 3.5.2 These residential building standards do apply.
4. LUC 3.2.2(K) On lots with less than 40 feet of street frontage you'll need to provide 2
parking spaces per dwelling unit (4 spaces are required).
5. Please contact Sarah Carter prior to submitting the building permit with building code