HomeMy WebLinkAboutHARMONY RIDGE PUD FOURTH REPLAT - FDP180029 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCONCEPTUAL REVIEW LETTER - RESPONSES
4708 Dusty Sage Drive
Fort Collins, CO 80526
Harmony Ridge PUD
Parcel 9603215013
Lot 13
Note:
These are responses to the attached 4/20/17 conceptual review letter for the (5) individual
single family unit replat. We are assuming the same comments apply to the proposed (4)
individual single family unit replat.
Department: Zoning
1. Site and Landscape Plan included in submittal
2. Re-design meets arking requirement
3. Re-design meets setbacks
Department: Water-Wastewater Engineering
1. One water and sewer will be eliminated with the replat, there are currently five
Department: Traffic Operations
1. Nothing to address
Department: Techinical Services
1. NAVD88 vertical datum should have been used on replat materials
2. No addresses were used in the subdivision plat title/name
Department: Stormwater Engineering
1. Site conforms
2. Site complies
3. Understood fee will be paid at permit issuance
Department: Fire Authority
1. Nothing to address
2. Nothing to address
3. Will comply with code for fire sprinklers in single family attached units
Department: Environmental Planning
1. Suggested lighting will be considered
2. Landscape plan complies
3. Nothing to address
4. These programs will be reviewed
Department: Engineering Development Review
1. Understood fees will be paid at permit issuance
2. Fee included with submittal
3. Will comply with code
4. Will comply with code
5. Understood, any improvements will comply with LCUASS
6. Will comply with easement recording
7. Utility plans were completed
8. NAVD88 vertical datum should have been used on replat materials
9. A DCP permit will be obtained before starting any work on the site
10. Will comply with code
11. Understood, public ROW will not be used for storage of building materials
Department: Electric Engineering
1. Understood
2. Electric meters will be ganged on the south end if at all possible
3. Understood
4. One line diagram will be provided
5. Understood
Department: Planning Services
1. Re-design complies with stated code sections
2. Re-design complies with L-M-N
3. Understood
4. Understood
5. Have online guide
6. Re-design complies with Fort Collins LUC
7. Understood
8. Have checklist
9. Understood
10. Understood
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
Forest Glaser
April 20, 2017
Tree Line Builders, LLC
141 South College
Suite 103
Fort Collins, CO 80524
Re: 4708 Dusty Sage Dr. - Replat
Description of project: This is a request to replat Lot 13 of the Harmony Ridge PUD (Parcel
#9603215013). The proposal calls for Lot 13 to be replatted to create five individual single-family
attached lots. The parcel is located in the Low Density Mixed-Use Neighborhood (LMN) zone district.
This proposal will be subject to Administrative (Type I) 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, Kai Kleer, at 970-416-4284 or kkleer@fcgov.com.
Comment Summary:
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Department: Zoning
1. A site and landscape plan will be required.
2. Parking requirement still apply as part of LUC 3.2.2
Residential setbacks apply as part of LUC 3.5.2(E)
Front: 15 ft (20 ft for garage doors)
Side: 5 ft
Rear: 8ft
3.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Water-Wastewater Engineering
This site is served by Fort Collins-Loveland Water District and South Fort Collins Sanitation
District. Please contact them for any water or sewer requirements.
1.
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Department: Traffic Operations
A re-plat does not in and of itself generate any traffic, and as such no traffic review is needed.
In addition, the development of these lots in this area has always been anticipated, and the
1.
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multi-modal transportation infrastructure to accommodate it has already been installed
(roadways, sidewalks, etc). Based on section 4.2.3.D of LCUASS, the Traffic Impact Study
requirement can be waived.
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Department: Technical Services
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.
1.
2. Addresses are not acceptable in the Subdivision Plat title/name.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Stormwater Engineering
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.
1.
This site is part of the Harmony Ridge PUD and must comply with all drainage design
assumptions of the approved PUD. A grading plan will be required as part of the building
permit submittal, along with a memo verifying the conditions of the Harmony Ridge PUD are
being met. These will need to be prepared and stamped by a PE.
2.
The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
area over 350 sq. ft. and there is a $1,045.00/acre 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 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.
3.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
REPLAT
Poudre Fire Authority has no comment relative to the proposed replat of 4708 Dusty Sage
Drive.
1.
FIRE ACCESS & WATER SUPPLY
Code requirements relative to fire access and hydrants appear to be met via the existing
infrastructure available in the area.
2.
RESIDENTIAL SPRINKLER SYSTEMS
Single Family Attached units require a residential fire sprinkler system and fire separation per
city code. Contact the Building Department for details.
3.
Contact: Spencer Branson, 970-224-6189, sbranson@fcgov.com
Department: Environmental Planning
In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at
night and cause more disruption to circadian (biological) rhythms for both humans and
wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for any
1.
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LED light fixtures. Please also consider fixtures with 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)]. For further information
regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
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.
2.
Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or
drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the
State of Colorado and the City of Fort Collins.
3.
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 particular
interest may be the:
1) Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
2) Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources
3) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
4) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at
970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is
sponsored and supported by the City of Fort Collins. The executive Director, Brad
Christensen, can be reached at director@nocofoodcluster.org.
Please consider City sustainability goals and ways this development can engage with these
efforts. Let me know if I can help connect you to these programs.
4.
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
Department: Engineering Development Review
Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building
permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions.
1.
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
2.
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.
3.
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.
4.
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
5.
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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. The original site plan lists that there should be a 13' utility
easement behind the ROW. Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
6.
Utility plans will be required and if needed a Development Agreement will be recorded once
the project is finalized.
7.
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.
8.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
9.
The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows – the design standards for
these are still in development.
10.
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.
11.
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Department: Electric Engineering
Lot 13 was originally designed to feed from an oval vault located on Dusty Sage Dr. with the
electric meters ganged on the South end of the building. Any relocation or modification to
existing electric facilities will be at the owners expense.
1.
Light & Power would prefer the electric meters remain ganged on the South end of the
building since the feed will need to come from the vault on Dusty Sage.
2.
3. Owner/developer will be responsible for providing the electric service to the existing vault.
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 larger than a duplex or
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
4.
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
5.
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Planning Services
Any proposed building will have to comply with the relevant sections of Article 3 of the Land
Use Code including 3.2.2 - Site Planning and Design Standards, 3.5.2 - Residential Building
Standards and 3.8 - Supplementary Regulations.
1.
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This proposal must also comply with all relevant standards contained in section 4.5 - Low
Density Mixed-Use Neighborhood District (L-M-N) of the Land Use Code.
2.
Please be sure any fencing around the rear patios is located at least 2-ft away from the
sidewalk/pathway that runs to the east.
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.
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.
10.
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