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HomeMy WebLinkAboutTHE STEAD (255 S. TAFT HILL RD.) - PDP/FDP - FDP150026 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWJuly 21, 2015 Clay Frickey City of Fort Collins 281 N. College Ave. Fort Collins, CO 80521 Re: 255 S Taft Hill - Single-Family Home For questions regarding the responses in red contact Stephanie Van Dyken with Ripley Design Inc. For responses in blue please contact Danny Weber at Northern Engineering For responses in orange please contact Taylor Meyer at VFLA Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. This will require the property to be platted. Response: Acknowledged. 2. LUC 4.5(D)(1)(a) Requires a minimum average density of 3 dwelling units per acre. A modification would be required (type I) See section 2.8 for the Modification of Standards criteria Response: Please see attached modification request. 3. LUC 3.5.2 These residential building standards do apply. Response: Acknowledged. 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). Response: Two spaces have been provided on concrete for the single family home. 5. Please contact Sarah Carter prior to submitting the building permit with building code questions. 970-416-2748 or scarter@fcgov.com Response: Acknowledged. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 6" water main and 12" sanitary sewer in Taft Hill Road. Response: Acknowledged. 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. Response: Acknowledged. 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. Response: Acknowledged. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Acknowledged. 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. Response: Acknowledged. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. Traffic operations and transportation planning have no comments. No traffic study is required. Response: Acknowledged. 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 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 or jschlam@fcgov.com. Response: Plans and Report attached. 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. Response: Retention pond proposed in lieu of detention pond. 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 delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: Water quality treatment measures proposed, see drainage study. 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: http://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. Response: Acknowledged. 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/utilities/business/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. Response: Acknowledged. 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. Response: Acknowledged. 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. Response: Acknowledged. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES A fire lane shall be provided to within 150' of all portions of any residential structure. 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. Response: Acknowledged. A 20’ wide gravel fire lane has been provided. Please see drawings. 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. Response: Acknowledged. See construction documents for proximity to nearest existing hydrant. 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. Response: Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@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. Response: Acknowledged. 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. Response: A site walk with Ralph was completed on July 9th, 2015 and a mitigation plan is attached. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.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. Response: Acknowledged. 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 Response: Attached 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. Response: Acknowledged. 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. Response: ADA compliancy not required for on-site private, single family development. Existing driveway approach will be replaced with LCUASS standard. 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 Response: Acknowledged. 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 to be dedicated. Response: See attached plat. 7. Utility plans may be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged. 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. Response: Acknowledged. 9. Street Cut fees shall apply for any street cuts into Taft Hill Road. Response: Acknowledged. 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. Response: Sidewalk culvert cannot be constructed across fire lane driveway approach. 10-year developed runoff across sidewalk is estimated at 0.27 cfs. Department: Electric Engineering Contact: Janet McTague, 970-224-6154, jmctague@fcgov.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. Response: Acknowledged. Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@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. Response: Please see attached modification request 2. 3.5.2(E)(5) - The accessory buildings on your site may not exceed 2,500 square feet of floor area. Response: Acknowledged. 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. Response: Acknowledged. One dwelling unit is planned and two parking spaces on concrete are provided. 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. Response: Acknowledged. 5. This project will be eligible for the small project review fee. I can provide you with a copy of the fee schedule. Response: Acknowledged. 6. Any structures over 120 square feet will require a building permit. Response: Acknowledged. 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. Response: Acknowledged. 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. Response: Acknowledged. We have chosen to proceed without a neighborhood meeting. 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. Response: Acknowledged. 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 http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Acknowledged. 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. Response: Acknowledged. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Acknowledged. 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. Response: Acknowledged. 14. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Acknowledged.