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HomeMy WebLinkAboutHOMESTEAD AT CLARENDON HILLS - PDP190007 - SUBMITTAL DOCUMENTS - ROUND 1 - CITY STAFF1 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 October 29, 2018 Ryan Fontenot 2469 Ashland Ln Fort Collins, CO 80524 Re: 0 Clarendon Hills Dr Description of project: This is a request to subdivide a vacant lot into seven residential lots located at 0 Clarendon Hills Drive (parcel #9602200039). Access to the site is taken from Clarendon Hills Drive to the southwest, and Langdale Drive to the southeast. The proposed project is within the Low Density Residential (RL) zone district and is 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 Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. Comment Summary: Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. OTHER SERVICE DISTRICT (SITE SPECIFIC COMMENT): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. RESPONSE: Acknowledged. We will coordinate with District. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 2 1. Due to the relatively low anticipated traffic to be generated by this proposal, per Larimer County Urban Area Street Standards (LCUASS) section 4.2.2.E the requirement for a Traffic Impact Study is waived. We will need to work together on some general transportation related items (such as driveway locations, trails, etc.) RESPONSE: We will work with Transportation on these items 2. Please do continue to put driveways as far away from the intersection as possible. RESPONSE: Driveways will be placed a as far from intersection as possible 3. Work with the Engineering department on the required improvements to the adjacent street frontage (such as detached walks). RESPONSE: Acknowledged. Owner is in talks with City to determine extents of improvements. 4. It would be good to have more information on the walking path to Front Range Community College along the east side of this development. That connectivity would be great. RESPONSE: A trail has been provided maintaining connectivity between Clarendon Hills Drive and FRCC. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. 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. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: NAVD88 datum will be used. 2. There was a development project that was going to plat this property. I do not think the Subdivision Plat was recorded at Larimer County, but it should be researched. If it is recorded, a replat would be required. When submitting a plat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. RESPONSE: Acknowledged. A replat will be completed, if needed. Subdivision plat will be titled “Homestead at Clarendon Hills”. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. MASTER PLAN AND CRITERIA COMPLIANCE (SITE SPECIFIC COMMENT): The design of this site must conform to the drainage basin design of the Mail Creek Master Drainage Plan and/or the Fossil Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: This site will conform with the Master Drainage plan. 2. DOCUMENTATION REQUIREMENTS (SITE SPECIFIC COMMENT): A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must 3 address the four-step process for selecting structural BMPs. RESPONSE: Acknowledged. 3. STORMWATER OUTFALL (SITE SPECIFIC COMMENT): The stormwater outfall options for this site appear to be toward the north to the FRCC property where a drainage easement would need to either be shown to exist or procured from FRCC for the use of their private storm drainage system on their site. Stormwater outfall could also occur south toward the Clarendon Hills subdivision if you can show no impact to their system. RESPONSE: Stomwater on the northern portion of the site will be conveyed into the existing irrigation ditch. The southern portion will continue to flow into the Clarendon Hills ponds at or below previously approved rates. 4. DETENTION REQUIREMENTS (SITE SPECIFIC COMMENT): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. For outfall into the Fossil Creek basin, the two year historic release rate is 0.2 cfs/acre. RESPONSE: Onsite detention will be provided to maintain existing 2-yr historic release rate. 5. DETENTION DRAIN TIMES (STANDARD COMMENT): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. RESPONSE: Acknowledged. Information will be uploaded upon completion of project. 6. STANDARD WATER QUALITY REQUIREMENTS (STANDARD COMMENT): 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: Extended detention is being provided for water quality along with a vegetated buffer. 7. LID REQUIREMENTS (STANDARD COMMENT): Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. 4 RESPONSE: Acknowledged. A vegetated buffer is provided along the back of all lots. 8. INSPECTION AND MAINTENANCE (STANDARD COMMENT): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement RESPONSE: Acknowledged. 9. FEES (STANDARD COMMENT): Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review Fees. 1. PIFs (2018) are $8,217/acre of new impervious area over 350 square feet ($8,217 x % imperviousness x site acreage) 2. Review Fees are $1,045/acre of new impervious area and based on the impervious area rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage) Fees are to be paid at the time of the issuance of the first building permit. There are no fees charged for existing impervious areas. Stormwater Development Fees for parking lots or other projects that do not require a building permit are due prior to project approval. The fees are calculated the same as for project sites with buildings. More information on stormwater fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. RESPONSE: Acknowledged. Fees will be paid at time of the issuance of the first building permit. 10. 10/2/2018: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time of the first round of FDP. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com RESPONSE: Acknowledged. Erosion control documents to be provided at final. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. 1 9/27/2018: If there are existing trees on-site, please schedule an on-site meeting with City Forestry 5 to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first-round PDP. RESPONSE: A site inventory walk was completed with Ralph Zentz on 3.27.19. 2. 2 9/27/2018: 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. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. RESPONSE: Acknowledge. Landscape plans meeting these requirements have been provided. 3. 3 9/27/2018: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines RESPONSE: Acknowledged. Department: Fire Authority Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org 1. ACCESS Access is required to within 150ft of all exterior portions of the perimeter of each residence. This can be measured from either street fronting this project since neither is classified as an arterial street. No further action required on this. RESPONSE: Acknowledged. 2. HYDRANT A hydrant that produces a minimum of 1000gpm at 20psi residual pressure is required within 400ft of each of these proposed residences. The hydrant located at the intersection of Clarendon Hills Dr and Langdale Dr satisfies this requirement. However, it is the applicant's responsibility to verify the output of this hydrant with the relevant water district. RESPONSE: Acknowledged. Applicant will verify. 6 3. ADDRESSING/WAYFINDING To assist with prompt emergency response, the address shall be clearly visible from the street with numerals no less than 8" tall. RESPONSE: Acknowledged. Addresses will be at least 8” tall. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (ditch, tree groves, naturalized drainage swales). Buffer zone standards are 50ft for these features. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. Ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite meeting. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use RESPONSE: An ECS was provided to Environmental Planning. 2. Natural habitat buffer zone setbacks will impact currently proposed site plan. City of Fort Collins natural habitat buffer setbacks are measured from top of bank or edge of features (e.g. wetlands, riparian areas. Setbacks are not measured from ditch centerline. The thirty foot easement shown from centerline on submitted conceptual site plan does not meet LUC 3.4.1. RESPONSE: Acknowledged. The ditch is being piped through the site. We will work with Environmental Planning to determine the appropriate information with this change to the landscape. 3. Six lots rather than 7 lots seems more reasonable in this location and considering natural habitat buffer zone setbacks. Alternatively, a site plan having 7 narrower lots might be capable of meeting LUC 3.4.1. RESPONSE: 8 lots are proposed. 4. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ." RESPONSE: Acknowledged. We will work with Environmental Planning to determine if a NHBZ is a requirement of this site. 5. Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 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. RESPONSE: Acknowledged. 6. 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 parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. RESPONSE: Acknowledged. 7 7. Add a table to the site plan that includes the following, especially if qualitative (performance standards) are pursued to meet LUC 3.4.1 standards: A. amount of buffer area required by a quantitative 50ft buffer from the ditch. B. amount of buffer area provided on submitted plans. C. minimum buffer distance proposed. D. maximum buffer distance proposed. E. average buffer distance included in plans (should equal 50ft). RESPONSE: A preliminary table has been added. We will work with Environmental Planning to determine the appropriate information to include with the ditch being piped. 8. Add the following note on all sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: “The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone.” This will help preserve the intention behind the buffer zones and the natural features into the future. RESPONSE: Note added 9. A landscape plan is required. 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. RESPONSE: Acknowledged. 10. It appears healthy trees might be impacted. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: We have planned the development so as not to impact the existing trees. The trees noted for removal are at request of Forestry due to proximity to an existing transformer and trees determined to be a hazard. 11. Please submit a site photometric plan and luminaire schedule. In regard to outdoor 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. 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. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ 8 RESPONSE: A lighting cut sheet has been provided as an example of potential rear lot lights. The houses have not yet been designed and specific lighting features have not been determined. No additional site lighting is proposed. 12. Policy LU6 in the Nature in the City Strategic Plan specifies that the multiple values of the City’s ditch system, including wildlife habitat and ecological functions, should be supported and protected. This includes keeping ditches daylighted when appropriate, removing barriers to wildlife movement along ditches, enhancing habitat, and improving connectivity for people and wildlife where appropriate. The City recommends leaving the ditch open, incorporating it into the site design as an amenity, and enhancing it as part of a connected corridor for people and wildlife. RESPONSE: Acknowledged. The ditch company requested the ditch to be piped with the development of this parcel. This is reflected on the plans. 13. Pedestrian and recreational features are allowable uses within a natural habitat buffer zone, provided they are compatible with the ecological character of the site. Plaza areas should be quiet, contemplative, and designed to encourage a connection with nature. These should not be used as patios for specific tenants and should instead be accessible to all residents and users. RESPONSE: Acknowledged. 14. Included here are a few resources for design ideas supporting Nature in the City program efforts. a. Making Urban Nature / Stads Natuur Maken , J. Vink, P. Vollaard, N. de Swarte b. Planting in a Post-Wild World, T. Rainer and C. West c. Habitat Network, Bat Houses, TNC/Cornell d. Toward an Urban Ecology, SCAPE, 2018 e. Attracting Native Pollinators, The Xerces Society, 2011 f. Restorative Commons: Creating Health and Well-being through Urban Landscapes, USDA, USFS, Northern Research Station, Meristem, 2009 RESPONSE: Acknowledged. 15. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents 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: 1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at 970-416-2230 or climatewise@fcgov.com 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com 3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike 9 Fort Collins at stacy@bikefortcollins.org or 970-481-5577 RESPONSE: Acknowledged. Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com 1. 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. It appears that the corner ramp will need to be updated and that the ADA route will need to be assessed for compliance with ADA requirements. RESPONSE: There is a strong desire on the part of the developer and neighborhood to maintain the existing sidewalks. For this submittal, the existing walks have been maintained and we look forward to additional discussions about this issue. 2. Please note that access spacing requirements found in Table 7-3 of the LCUASS (Larimer County Urban Area Street Standards) will apply to the single-family driveways and that accesses onto collector roadways (Clarendon Hills Drive) are to be limited and subject to the approval of the City Engineer. RESPONSE: Acknowledged. Driveway locations will need approval of City Engineer. 3. 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. This shall include the standard utility easements that are to be provided behind the right-of-way (9 foot along both streets). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Utility easements behind Clarendon Hills Dr. and Langdale Dr. has been updated to 9’. 4. 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. Standard note added to plans. 5. 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. RESPONSE: Acknowledged. 6. 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: Acknowledged. 7. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets RESPONSE: Acknowledged. Public improvements designed according to LCUASS. 8. Utility plans will be required and a Development Agreement will be recorded once the 10 project is finalized. RESPONSE: Acknowledged. Utility plans are provided. 9. 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. RESPONSE: Acknowledged. NAVD88 datum used. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. A DCP will be obtained prior to work. 11. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged. Encroachment permit will be obtained, if needed. 12. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged. Please let us know these updated design standards when they become available. 13. In regard 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. RESPONSE: Acknowledged. Contractors will not use public ROW for staging. Department: Electric Engineering Contact: Luke Unruh, 9704162724, lunruh@fcgov.com 1. Light and Power has single phase electric facilities near by that will need to be extended to serve the development. Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply at owners’ expense. Please contact me or see the Electric Estimating Calculator and Electric Service Standards at the following link: http://www.fcgov.com/utilities/business/builders-and-developers RESPONSE: Acknowledged. 2. As you move forward with your development please pay close attention to clearances needed between each utility and how utility’s must be arranged. Please see the diagram in the Electric Service Standards link for attached and detached sidewalks. RESPONSE: Acknowledged. Clearances from electric utility will be maintained. 3. Please contact Luke Unruh at Utility - Light & Power Engineering if you have any questions at 970-416-2724. 11 Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. Prior to hearing comment: The proposed project is in the Low Density Residential Zone District (R-L). Prior to hearing -- the proposed lots must comply with the following R-L standards and all applicable Article 3 development standards. RESPONSE: Acknowledged. 2. R-L Land Use Standards. (1) Density. All development in the Low Density Residential District shall have a minimum lot area the equivalent of three (3) times the total floor area of the building but not less than six thousand (6,000) square feet. (2) Dimensional Standards. (a) Minimum lot width shall be sixty (60) feet for a single-family dwelling or child-care center and one hundred (100) feet for all other uses. (b) Minimum setback of the front yard shall be twenty (20) feet. (c) Minimum setback of the rear yard shall be fifteen (15) feet, except that the minimum setback of alley-accessed garages shall be six (6) feet. (d) For residential uses, the minimum side yard width shall be fifteen (15) feet on the street side of any corner lot and five (5) feet for all interior side yards. (e) Maximum building height shall be twenty-eight (28) feet for a single-family dwelling, accessory building, group home or child care center and three (3) stories for all other uses. Lot width and setbacks are defined in Article 5 of the Land Use Code. The applicant should note that the minimum lot width of 60 feet is measured along the cord length of the front setback. This should be verified for angled lots such as 6 and 7. The front setback is measured from the required right-of-way line. RESPONSE: Acknowledged. 3. Information Only: Here are the lot definitions per Article 5: Lot width shall mean the horizontal (plan view) distance between the side lot lines as measured along a straight line parallel to the front lot line or the chord thereof. The minimum lot width shall be measured between the side lot lines along a line that is parallel to the front lot line and located at the minimum front setback distance from the front lot line. In the case of cul-de-sac lots, the minimum lot width may be measured between the side lot lines along a line that is parallel to the front lot line and located at the actual front building line. Lot shall mean a designated parcel, tract or area of land established by plat, subdivision or otherwise permitted by law to be used, occupied or designed to be occupied by one (1) or more buildings, structures or uses, and which abuts a dedicated right-of-way, 12 private street or private drive, any of which is at least twenty (20) feet wide at all points. Lot line, front shall mean the property line dividing a lot from a street. On a corner lot only one (1) street line shall be considered as a front line, and the street to which the primary entrance of the principal building faces or to which the building is addressed, shall be considered the front line. Lot line, rear shall mean the line opposite the front lot line. Lot line, side shall mean any lot lines other than front lot line or rear lot line. Lot size shall mean the amount of horizontal (plan view) land area within lot lines. (See Section 3.8.8.) RESPONSE: Acknowledged. 4. Prior to hearing comment: For the trail connection along the east side of the property – typically these are placed in a Public Access Easement, 15 to 20 feet wide. The trail could be a soft crusher fines trail to match the existing trail system. The existing trail system appears to be about 6 feet wide. RESPONSE: Acknowledged. 5. Prior to hearing comment: A landscape plan is required with the initial submittal. This will show the required street tree locations. See LUC 3.2.1 for tree placement and utility separation requirements. RESPONSE: Acknowledged. 6. Prior to hearing comment: A site plan is required with the initial submittal. See development review checklist and I can also provide a few similar example plan sets. RESPONSE: Acknowledged. 7. Prior to hearing comment: A lighting plan is not required; however, the site plan must provide a note that all exterior lighting shall be sharp cutoff and fully shielded. Additional notes may apply to the buffer area. RESPONSE: Acknowledged. 8. Prior to hearing comment: The applicant should work with City Light and Power staff to locate or relocate any required street lights early in the PDP process, so that street trees can be located with the minimum separations as specified in LUC 3.2.1. RESPONSE: Acknowledged. 9. Prior to hearing comment: Site Details: Provide all proposed fencing locations and provide elevation details showing proposed common fencing specifications. See LUC 3.8.11 for requirements. (see example). RESPONSE: Acknowledged. 10. At Building Permit: Building elevations are not required with the PDP/FDP process, but are required at the time of building permit. The applicant should review the building permit requirements and garage setback standards in Division 3.5.2(F) of the land use code, which require that street-facing garage doors be set back behind the front façade or a front porch. RESPONSE: Acknowledged. 11. Information Only Comment: The proposed single-family detached lots are subject to a PDP/FDP process. The PDP must be reviewed and approved at a public hearing. While 13 a neighborhood meeting is not required, at a minimum staff recommends that the applicant discuss the project with neighbors in the area as well as the Clarendon Hills HOA so that residents are aware of the project prior to receiving the hearing notice. RESPONSE: Acknowledged. 12. 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. 13. 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. 14. 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. 15. 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. 16. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 17. 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. 18. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.