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HomeMy WebLinkAboutFORT COLLINS-LOVELAND WATER DISTRICT EXPANSION - ODP210001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com August 21, 2020 Mike Mcbride Fort Collins, CO Re: 5150 Snead Dr Replat and Rezone Description of project: This is a request to replat and rezone four parcels (parcel # 9601333901; 9601334902; 960133490; 9601300905) located at 5150 Snead Drive from Low Density Residential (RL) to General Commercial (CG). Access is taken from Snead Drive to the west. The properties are within the Low Density Residential (RL) and General Commercial (CG) zone districts and the process would be subject to City Council (Type 2) Review. Please see the following summary of comments regarding 5150 Snead Dr Replat and Rezone. 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, please contact your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. 2. The proposed replat portion of the development project is subject to a Basic Development Review. The decision maker will be the Development Review Manager and/or Director of Community Development and Neighborhood Services. All documents submitted to the City in association with your Basic Development Review project are available to the public through our website. Formal public notice of your project is at the discretion of the Development Review Manager, including a posted sign, mailing to surrounding neighbors and/or published notice elsewhere. 2 The proposed rezone portion of the project is subject to the rezoning process, which would include a required neighborhood meeting, and a Planning & Zoning Board recommendation to City Council. City Council will be the decision-maker for the rezoning. For the hearings, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). A neighborhood meeting is required at least 10 days prior to formal submittal of the development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. Response: The attached submittal is an Overall Development Plan with justification for the addition of permitted uses. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person 3 with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. This is obviously an unusual situation. The plat and rezoning would be two separate items. Question for the meeting – rezoning into Commercial looks like the determining question because expansion into the RL zoned tracts north of the existing facility is approved. Thus leaving the question of further expansion eastward into RL zoning. Is that right? Response: The attached submittal is an Overall Development Plan with justification for the addition of permitted uses. 2. Rezoning to General Commercial would open up the property to a long list of commercial uses that would appear alarming to many. If further eastward expansion is desired, it looks like a more appropriate way to plan and review that would be as an ‘Addition of a Permitted Use’ (APU) in the RL zone, because that way the expansion would be a function of a development plan that addresses the issues of buffering and compatibility. Response: Noted. This is the preferred process. A plat will be done with a future PDP. 3. The rezoning would not be consistent with the City Structure Plan, which is one of the criteria requiring findings in zoning decisions. Even the existing CG zoning looks like an anomaly, and further expansion of it appears to be inconsistent with a “logical and orderly development pattern” which is another one of the criteria. The “need to change the zoning” is another criterion and it looks like the APU would obviate the need for a change if the expansion can be made compatible with RL development. Response: Noted. 4. A neighborhood meeting would be the crucial first step for everyone involved – staff, your team, and decision makers, whether for rezoning, or an APU for expansion. Response: Neighborhood meeting was held on January 28th. 5. Land Use Code Section 2.9 H(3) states criteria that must be met for rezonings, and 1.3.4 likewise for APU's. Response: Noted. Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com 1. Site Specific: No site specific comments for this site regarding the replat and rezoning, if a development project comes through, more comments will be given at that time. Response: Noted. Please review the Master Utility and Drainage Plan for the ODP. 2. 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: Noted. 4 3. 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: Noted. 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: Noted. 5. 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. Response: Noted. 6. 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/standards-and-guides/urban-area-street-standards Response: Noted. 7. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Noted. 8. For final plat submittal requirements, please follow this link: https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf? 1526073805 Response: Noted. 9. 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 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: Noted. 10. 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. Response: Noted. 11. Doors are not allowed to open out into the right-of-way. Response: Noted. 12. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Noted. 5 13. 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. Response: Noted. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. 08/14/2020: TRAFFIC IMPACT STUDY: The re-platting and rezoning of these parcels alone does not impact traffic or generate additional trips, therefore no Traffic Impact Study is required. This does not preclude the possible requirement of a Traffic Impact Study in the future, if further development is to occur on this site. Response: Noted. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 2. No site improvements (site specific comment): There are no concerns with the rezone; however, this application and zoning approval does not include any approval for future development or buildings on the created lots. Prior to any development, or issuance of any building permits, a detailed grading plan and drainage memorandum prepared by a professional engineer licensed in the state of Colorado will be required. Please be aware that any future development following annexation will be required to meet all current City Stormwater Criteria. Response: An Overall Drainage Plan has been provided in the submittal. 3. Future site improvements (site specific comment): For your information, stormwater requirements for on-site detention apply when a site adds greater than 1,000 square-feet of impervious area (net). Stormwater requirements for water quality treatment and Low Impact Development (LID) methods apply when a site adds or modifies greater than 1,000 square-feet of impervious area (gross). Projects in this category will require a drainage report and construction plans prepared by a Professional Engineer registered in the State of Colorado. If the project will add between 350- to 1,000-square feet of new impervious area, a drainage letter, site grading plan, and impervious area documentation are required. These must document the existing and proposed drainage patterns. In most cases these will be prepared by a Professional Engineer registered in Colorado. When site improvements are anticipated, please contact Water Utilities Engineering and we can discuss the project specific stormwater requirements. Response: Noted. 6 4. 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 (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria Response: Noted. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@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: Noted. 2. Water conservation (standard comment): For future projects that require an approved landscape plan – the City’s water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Noted. Department: Erosion Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. Information Only: No Comment from Erosion Control. Based upon the submitted Planning Materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, no Erosion Control Material submittal is needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Though the project at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash debris, landscape materials and other pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code 26-498. If complaint driven or site observation of the project seem not to prevent the pollutant discharge the City may require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. Response: Noted. 7 Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. No comments from Light and Power related to the rezone. Response: Noted. 2. It is the understanding of Light and Power that this application will not cause a change to the electric capacity needs or the location of existing Light and Power facilities. If this an incorrect understanding please contact Electricprojectengineering@fcgov.com Response: Noted. Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com 1. INFORMATION ONLY: There appears to be potential for wetlands in the northeastern corner. Although this doesn't affect the re-platting process their existence could affect future development. Response: ECS has been included in the submittal Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com 1. 08/17/20: PRE-SUBMITTAL: Forestry Tree Inventory Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. There appear to be existing trees on-site and near the limits of development. After the rezone and replat is confirmed, are there plans to develop or impact existing trees? If so, regardless of impact please schedule an on-site meeting with City Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. Response: Tree inventory is included in the submittal. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. REQUIRED FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. As part of the replat, a dedicated fire lane will be required on the property if one has not been previously dedicated. Fire lane specifications are provided below. Response: Noted. 2. FIRE LANE SPECIFICATIONS In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum 8 overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. > 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 turnaround area for fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. > Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. > Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Noted. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. All existing buildings must maintain the minimum fire separation distance to new property lines. An existing commercial building appears to have a new property line in the middle of it...will this building be removed? Response: Noted. 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: Noted. 2. When submitting a replat 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: Noted.