Loading...
HomeMy WebLinkAboutGULLEY DURAN SINGLE-FAMILY RESIDENCE - PDP / FDP - FDP180021 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCONCEPTUAL REVIEW RESPONSE LETTER Gulley Duran Subdivision – Parcel #9610400006 Comment Summary: Department: Zoning Contact: Missy Nelson, mnelson@fcgov.com 1. Future guest home will be subject to Building Permit process (no other development review process). Future guest home will be submitted through the Building Permit process at time of construction. 2. Building setbacks are as follows: front ‐ 30', rear ‐ 25', side ‐ 20'. All building setbacks will be greater than recommended distances – at least 100’ from property line (due to criteria set forth by Environmental Planning). 3. Maximum building height is 3 stories. Design for main residence is a one story ranch‐style home that will be well under the 3 story maximum. 4. Maximum accessory building size is 2,500 square feet. Requirements noted 5. Please note the residential building standards in section 3.5.2. 3.5.2(E)(2)(a) ‐ Porches and Entry Features, 3.5.2(D) ‐ Relationship of Dwellings to Streets and Parking, 3.5.2(F) ‐ Garage Doors, https://library.municode.com/co/fort_collins/codes/land_use? nodeId=ART3GEDEST_DIV3.5BUST_3.5.2REBUST Requirements noted Department: Water‐Wastewater Engineering Contact: Wes Lamarque, 970‐416‐2418, wlamarque@fcgov.com 1. Other service district (site specific comment): This project site is located within the Fort Collins Loveland (FCLWD) Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them for development requirements. The project location falls outside the limits of public sanitary sewer service (greater than 400’ to the nearest public sewer), so will use an on‐site wastewater treatment system OWTS – engineered septic system. All OWTS regulations set forth by the Larimer County Department of Health and Environment will be followed, and the system shall be constructed by a licensed installer. Department: Traffic Operations Contact: Tim Tuttle, TTUTTLE@fcgov.com 1. No comments from Traffic Operations. Department: Stormwater Engineering Contact: Jesse Schlam, 970‐218‐2932, jschlam@fcgov.com 1. Erosion control requirements (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224‐6015 or jschlam@fcgov.com. Requirements noted 2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Fossil Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Requirements noted 3. Documentation requirements (site specific comment): A drainage letter and a grading plan are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage letter must address the increase in impervious area, water quality, and the site drainage outfall locations. Requirements noted; the drainage letter will document that the impervious area added due to the single family residence is less than 15% of the total site. 4. Detention requirements (site specific comment): Onsite detention is not required if the impervious ratio for the site is less than the assumed impervious ratio in the Fossil Creek Drainage Master Plan. Requirements noted and will be addressed in the drainage letter (mentioned above). 5. Erosion control requirements (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224‐6015 or jschlam@fcgov.com. Requirements noted 6. Fees (standard comment): The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for 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://www.fcgov.com/utilities/business/builders‐and‐developers/plant‐investment‐developme nt‐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. Requirements noted Department: Historical Preservation Contact: Cassandra Bumgarner, 970‐416‐2990, cbumgarner@fcgov.com 1. No effect on historic resources. Department: Forestry Contact: Molly Roche, mroche@fcgov.com 1. If there are plans to include landscaping and trees as a part of this improvement, please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. There are no existing trees or shrubs on site to protect, and there is also no requirement for street trees (as the site is not adjacent to a public street). Additional requirements noted for landscape plan and plant list. Department: Fire Authority Contact: Andrew Rosen, arosen@fcgov.com 3‐12‐2018 CONCEPTUAL REVIEW MEETING UPDATE After further review the following points should be noted: >The Fire Lane from the entrance at Shields Street is required to be 20ft wide through the entire Gulley Greenhouse facility to its west edge and shall comply with the Fire lane Specifications in point 2 below. Full signage will be required to maintain compliance. The access road to the site shall be constructed with a minimum width of 16’, increasing to 20’ width at all residential structures for approximately 200’ (to allow for space to work and park equipment). The access road shall end in a turnaround with a minimum radii of 25’ inside and 50’ outside. Turning radii to be detailed on submitted plans. The access road will not be required to be paved, but will be shown to be constructed of material and a cross‐section capable of supporting 40tons. Access road must maintain an all‐weather surface. Signage according to code will be erected at intervals along the road to maintain compliance. PLEASE SEE UTILITY PLANS FOR FIRE LANE LAYOUT AND REQUIRED FIRE LANE SIGNAGE. >The Fire Lane from the Facility to the proposed residence may be reduced in width and road base material allowed after a final design plan is submitted for the automated residential sprinkler and cistern system. The main residential house as well as the future guest house will both be designed with a residential sprinkler system; system design will need to be approved by PFA. The sprinkler design plan will be submitted for PFA approval at Building Permit phase. >A Fire Lane maintenance plan will be required including upkeep and snowplowing A maintenance plan for the Fire Lane will be required to ensure that it is usable and there is a plan for snow removal and general upkeep. Fire lane signs will be required so it remains unobstructed. Any gates across the Fire Lane will require approved Knox switches or Opticom activation. PLEASE SEE FIRE LANE MAINTENANCE PLAN. >An addressing plan for all the residences serviced by the Fire Lane should be submitted for approval. Wayfinding address/monument signs will be required to guide emergency crews to the residence location and shall be designed according to IFC 505.1. PLEASE SEE ADDRESSING PLAN. 1. ACCESS Fire access is required to within 150ft of all portions of the outside perimeter of all buildings or residences. This proposed residence, the barn and the future guest house are out of compliance for this requirement and are located approximately 3,000ft from Shields St. This out of compliance condition could be mitigated by a dedicated Fire Lane from Shields St. Code language follows: > 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. 2. 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 designated on the plat or by separate document as an Emergency Access Easement. The east‐west fire lane west of Gulley’s Greenhouse will be within existing right‐of‐way limits. Refer to Shear Utility Plans for typical street sections. Our preference would be to dedicate the emergency access easement on the property after driveway improvements and prior to certificate of occupancy. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all‐weather driving surface capable of supporting 40 tons. > Dead‐end roads shall not exceed 660' in length without providing for a second point of access. > 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 red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LUCASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples would be a reduction in road width or road surface. 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. 3. WATER SUPPLY A hydrant is required within 400ft of all residences. This proposed residence is located over 3,000ft from the nearest hydrant at South Shields and Midway Dr. Code language follows: > IFC 507.5 and PFA Policy: 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. 4. AUTOMATIC FIRE SPRINKLER SYSTEM It is possible that part or all of the out of compliance conditions for access and hydrant location could be mitigated by the installation of an approved automated sprinkler system. This plan would require approval of the Fire Marshal. 5. ADDRESSING/WAYFINDING To assist prompt emergency response, all residences are required to be clearly identified with their address number. This proposed residence is 3000ft from the Shields Street entrance so will require an approved means of wayfinding signs at the entrance at Shields St and along the Fire Lane. The other existing residences and structures long this route could be incorporated into this wayfinding plan. Code language follows: > 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 eight‐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. Department: Environmental Planning Contact: Stephanie Blochowiak, 970‐416‐4290, sblochowiak@fcgov.com 1. Please note this parcel is very close to the City‐regulated 100‐yr Fossil Creek floodway (floodway is adjacent to parcel on south side). The single family home is planned to be built on the higher northwest corner of the parcel (the farthest distance from the floodway) so historic drainage patterns will not be disturbed. 2. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of multiple known natural habitats and features as defined by City Land Use Code. These features include: wetlands, Smith Creek (a tributary of Fossil Creek), native grasslands, Cathy Fromme Prairie Natural Area (directly adjacent to north and west sides of parcel) and Hazaleus Natural Area (across S Shields St to the east). The project will need to be designed in a way that is sensitive to these natural features. The buffer zone standards range from 50 to 300 feet for these features, as identified in Section 3.4.1(E) of the Land Use Code. At a minimum, currently the proposed site design would require a move of the proposed barn and house further east, away from the western parcel boundary and border with Cathy Fromme Prairie Natural Area. The Ecological Characterization Study was submitted to the City on Friday, 6/29/18. Locations of all structures will be a minimum of 100’ from all property lines, in accordance with the Land Use Code, to ensure sensitivity to natural areas of the neighboring parcels. 3. City staff (Kai Kleer, Project Planner, and Stephanie Blochowiak, Environmental Planner) completed a site visit at 10:30am on Wednesday 3/7/2018. Based on site conditions and context it was determined a memo‐style (2‐4) page ECS would be sufficient and appropriate for this site and smaller potential development project. The ECS is due a minimum of 10 days prior to formal development project submittal. A professional third party ecological consultant or firm will need to be hired to complete the memo‐style ECS. Please contact CDNS Environmental Planning staff if you would like to discuss the scope and requirements of the ECS further. A list of consultants having submitted ECS documents to the City in the past can be provided. Note that the Ecological Characterization Study is due a minimum of 10 days prior to a Project Development Plan submittal. The ECS informs design of a ¿natural habitat buffer zone. The Ecological Characterization Study was submitted to the City on Friday, 6/29/18. 4. The project site is adjacent (on two sides) to the Cathy Fromme Prairie Natural Area, a significant area preserving wildlife habitat and natural features. Sections 3.4.1(E)(1)(b) and (i) refer to fencing and compatibility with adjacent natural areas and/or features and habitat. As such, the fence design and buffering between the house and the natural area will be important for this proposed development project. Requirements noted; if fencing is added or amended to enclose livestock pasture, all new boundary fencing will be wildlife friendly, 3‐4 strand smooth wire fences. If decorative fencing is erected near the adjacent Cathy Fromme Prairie Natural Area, the fence design will complement the character of existing fencing found in and around the Natural Area. Section 3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife conflicts, setbacks or open space tracts to provide a transition between the development and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conflicts associated with living in close proximity to such natural area or conserved land. Note that one consideration included when regarding compatibility with Public Natural Areas are noise issues and their relationship to preserving the quality of habitat for these areas. The proposed landscape plan will introduce some trees and shrubs, none of which currently exist on site. Several dense stands of trees will be planted to provide natural separation and screening for the residence, and will provide increased habitat for birds and other prairie dwelling species. A minimum 100 foot buffer is necessary from parcel boundaries of Cathy Fromme Prairie Natural Area, while a 300 foot buffer would be most ideal. The site design will show a 100’ buffer from all structures to property lines. Using a 300’ buffer puts the project too close to the natural drainage topography on the site and would be highly disruptive during construction. Please contact Mark Sears, Natural Areas Manager, directly regarding Natural Area setbacks, fence requirements, and any easements that might be associated with the potential development project. Mark Sears, 970‐416‐2096, msears@fcgov.com We spoke with Mark Sears via phone, and he also mentioned to maintain ‘wildlife friendly’ fencing, 3‐4 strand smooth wire. He recommended to have a more ‘secure’ fenced in area immediately adjacent to the house to minimize contact between wildlife and household pets. He suggested that the access road be built in roughly the same place as the existing dirt road running through the site to minimize disturbance to the landscape. 5. Due to adjacency to Cathy Fromme Natural Area, note Land Use Code 3.4.1(I) addressing proposed project "Design and Aesthetics." Projects in the vicinity of large natural habitats and/or natural habitat corridors shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off‐site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations. Projects shall be designed to minimize the degradation of the visual character of affected natural features within the site and to minimize the obstruction of scenic views to and from the natural features within the site. The architectural character selected for the single family residence is a modest, one story ranch‐ style house with earth berm walls on two of the four sides. The berm walls will be to the northwest and northeast sides of the house to protect the residence from the harsh winter winds coming from that direction, while windows to the southwest will allow passive solar heating which will reduce the need for conventional heating. The berm walls will also allow the residence to fit seamlessly into the natural prairie environment found on the site. When viewed from the adjacent Cathy Fromme prairie, the majority of what someone will see will be the earth berm walls and landscape plantings / tree screening. The landscape will be designed to enhance the natural features of the prairie, while camouflaging the residence so that neighbors will not lose their views of the foothills. The City acknowledges that a portion of the prominent views includes views to and from the currently active Larimer County Landfill site off of Taft Hill Road. The project will site the house strategically, and will use screening with trees and shrubs to block views of the active Larimer County Landfill. 6. Note that within any Natural Habitat Buffer Zones that may be designated on this site, the City has the ability to determine if the existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on‐site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Please see Ecological Characterization Study submitted to the City on Friday, 6/29/18. Mitigation and species recommendations in the ECS will be noted and followed. 7. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off‐site sources." Thus, lighting from the buildings, parking areas, outdoor facilities or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Especially for LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion‐sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down‐directional to minimize up‐light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. Requirements noted, lights will be selected and located to best support the Night Sky Objectives. 8. 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/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. Requirements noted, native plants will be used in the landscape. Since it is a harsh site the native varieties will be the best survivors! 9. A landscape and tree protection plan is required that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment."¿ 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 Ralph Zentz, Interim City Forester (970‐221‐6302 or rzentz@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. There are no existing trees on site. Incorporation of evergreen trees on west side of parcel would be a strategic landscape plan serving multiple facets of project design including visual screening, wind‐break function and noise buffering. The project will incorporate a screen of evergreen trees on the northwest side of the project as recommended to take advantage of screening opportunities and wind‐break. 10. Our city has an established identity as a forward‐thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of interest may be: 1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at 970‐416‐2230 or climatewise@fcgov.com 2) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at 970‐416‐ 4238 or traeker@fcgov.com 3) Solar Energy (residential and commercial): www.fcgov.com/solar, contact Rhonda Gatzke at 970‐416‐2312 or rgatzke@fcgov.com 4) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970‐ 224‐6003 or gschroeder@fcgov.com 5) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970‐ 221‐6213 or jscharton@fcgov.com 6) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970‐481‐5577 7) Urban Agriculture: http://fcgov.com/urbanagriculture, contact Spencer Branson at 970‐224‐ 6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster (NCFC) is sponsored and supported by the City of Fort Collins. Kevin Cody, Executive Director of the NCFC can be reached at 970‐829‐1030 or 970‐351‐4618. Department: Engineering Development Review Contact: Katie Andrews, 970‐221‐6501, kandrews@fcgov.com 1. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221‐6566 if you have any questions. Requirements noted 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 Requirements noted 3. This project is responsible for dedicating any easements that are necessary or required by the City for this project. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Requirements noted 4. Utility plans will be required and a Development Agreement may be recorded once the project is finalized. Requirements noted 5. 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. Requirements noted 6. Please coordinate with Engineering department regarding any construction permits that may be required for this project. Requirements noted 7. In 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. Requirements noted; all construction staging and parking needs will be satisfied on site. Department: Electric Engineering Contact: Clint Reetz, 970‐221‐6326, creetz@fcgov.com 1. A Single Phase transformer is at the dead end pole 1000' east of the property line for the proposed development. Another transformer will be needed at the property within 200' of the dwelling and garage buildings to be powered. Currently the Electrical service to the dead end pole is provided by Poudre Valley REA. We have contacted Clint about several options. One would be to secure an ‘Invasion Agreement’ from the City of Fort Collins so that Poudre Valley REA can serve the site. The other would be for the City to make improvements to the entire chain of service (from South Shields in through the Gulley Greenhouse site) so that the project could be served by City of Fort Collins power. As of 6/28/18, Clint was in the process of putting together a project estimate for approval from his manager, hoping to hear results in two weeks. 2. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. If Light & Power, existing electric facilities are to remain within the limits of the project they must be located within a utility easement. Requirements noted, a utility easement will be obtained to the site. 3. A commercial service information form (C‐1 form) and a one line diagram will need to be submitted to Light & Power Engineering for all proposed buildings greater than 200amps. A link to the C‐1 form is below: http://www.fcgov.com/utilities/business/builders‐and‐developers/development‐forms‐guidelin es‐regulations Commercial power will not be necessary for this project. 4. Transformer locations need to be within 10’ of an asphalt surface accessible by a line truck. A minimum clearance of 8’ must be maintained in front of the transformer doors and a minimum of 3¿ on the sides Transformer and meter locations will need to be coordinated with Light & Power Engineering. Certain building materials and or building design may require more clearance. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders‐and‐developers/development‐forms‐guidelin es‐regulations Requirements noted 5. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering if you have any questions at 970‐221‐6700. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders‐and‐developers Requirements noted Planning Services Contact: Kai Kleer, 970‐416‐4284, kkleer@fcgov.com 1. The tract of land is unplatted. As part of the submittal you will be required to survey the land and submit a certified plat. Requirements noted, we have obtained a land survey and certified plat. 2. There was mention of livestock and fencing as part of this development. Please take note of our standards under 3.8.11(B)(1). The code requirement speaks to the electrically charged fences in relation to voltage and amperage maximums. Requirements noted, we will most likely stay away from electric fencing but will keep requirements in mind. 3. 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. No Neighborhood Meeting necessary, we have very few neighbors and know most of them! 4. 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. 5. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. 6. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. 7. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 8. 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. 9. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221‐6750.