HomeMy WebLinkAboutNEWTON SUBDIVISION - PDP - PDP170019 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW Cit of a- 6-
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Community Development and
Neighborhood Services
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970.221.6750
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fcgov.com
October 22, 2016
Mr. James Newton C 7' M)
737 S Lemay Ave
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#182 Lytury NEw ro,J
Fort Collins, CO 80524 I vl,-7 I I 4 NEWT Sly g Cencfrr. iv err
Re: 1516 W Vine Dr. -Annexation and Replat
Description of project: This is a request to replat, annex, and build a home on the property at
1516 W Vine Dr. (parcel #9703400010). The existing parcel will be subdivided to create a
two acre lot for the development of a new single-family home. The rest of the property would
remain as-is. The site will be zoned Urban Estate (UE) upon annexation into the City of Fort
Collins. This proposal will be subject to Annexation and Initial Zoning followed by
Administrative (Type I) review for the plat and single-family home.
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, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
1. This annexation would be zoned UE (Urban Estate), which is intended to set a
prominence of low- density and large-lot housing.
2. Lot sizes shall bet acre or larger for dwellings that are not considered clustered.
3. Setbacks for a single family dwelling in the UE shall be at a minimum 30'for the front,
25' for the rear, and 20' for the side.
4. Maximum building height in the UE is designated as 3 stories.
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Department: Water-Waster Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. There are existing water mains in the vicinity of this property. There are large water
transmission mains along the northerly property line, and there is a 16-inch water main
along Vine Drive. The existing water service to this lot comes from the main in Vine
Drive and it is a 3/4-inch size service.
2. There is a 24-inch sewer main in Vine Drive that is situated on the southerly side of the
roadway.
3. A new water and sewer service will be required to be installed for the new residence at
this property.
4. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
5. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
1. The anticipated change in traffic volume is not expected to rise to the threshold of
needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study
requirement can be waived.
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.
2. This property is outside of the City limits. When submitting an Annexation Plat, please
note that addresses are not acceptable in the Plat title/name.
3. This property is not platted. If submitting a Subdivision Plat for this property/project,
addresses are not acceptable in the Plat title/name.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. The design of this site must conform to the drainage basin design of the West Vine
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual
2. If there is an increase in imperviousness greater than 1,000 square feet a drainage
report, erosion control 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 address the four-step process for selecting structural BMPs. If the increase
in impervious area is greater than 350 square feet and less than 1,000 square feet, a
drainage letter along with a grading and erosion control plan should be sufficient to
document the existing and proposed drainage patterns. A grading plan is required if the
increase in imperviousness is less than 350 square feet.
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3. It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
4. The 2016 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-develo
pment-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued.
The amount of the escrow is determined by the design engineer, and is based on the
site disturbance area, cost of the measures, or a minimum amount in accordance with
the Fort Collins Stormwater Manual.
5. A portion of this property is located in the City regulatory West Vine 100-year Floodplain
and Floodway. Any improvements planned for within the floodplain and floodway
boundaries must comply with Chapter 10 of City Code. A Flood Risk Map is attached.
6. The materials submitted for conceptual review show a residential lot and site
improvements to be located in the floodplain and/or floodway. Please add the floodplain
and floodway boundaries to all applicable drawings so that it is clear what flood zone the
improvements will be impacting.
7. Per Section 10-102 of the City Municipal Code, new residential structures are
prohibited in the floodway. Per Section 10-108, residential construction is allowed within
the floodplain, provided that the lowest floor of all structures (along with all duct work,
heating, ventilation and air-conditioning systems, hot water heaters, boilers, electrical,
etc.) are elevated a minimum of 18-inches above the Base Flood Elevation (BFE). This
elevation is known as the Regulatory Flood Protection Elevation (RFPE). New
basements are not allowed below the RFPE in any residential structure located in the
floodplain.
8. Nonstructural development (fill, utilities, driveways, sidewalks, vegetation, etc.) can be
completed within the floodway as long it can be proven that the work will not cause a
change in the Base Flood Elevation (BFE) or a change to the boundaries of the
floodway or floodplain through a No-Rise Certification with supporting documentation
and applicable floodplain modeling prepared by a licensed engineer registered in the
State of Colorado.
9. Nonstructural development (fill, utilities, driveways, sidewalks, vegetation, etc.) is
allowed in the floodplain with an approved Floodplain Use Permit.
10. Any and all construction activities in the floodplain/floodway must be preceded by an
approved Floodplain Use Permit, the appropriate permit application fees, and approved
plans. An approved FEMA Elevation Certificate is required prior to issuance of the
Certificate of Occupancy for any structures built in the 100-year floodplain.
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11. This floodplain is currently being re-modeled with updated hydrology and topographic
information. A copy of the preliminary map is attached. The mapping is likely to become
regulatory in 2017. The timing of the project will determine which mapping will apply.
This project would be required to meet the above regulations based on which floodplain
and floodway boundary is in effect at the time of building permit. These mapping
changes could affect final layout of the site. Please plan for this change so that the site
will be compatible with the applicable floodplain regulations.
12. Development review checklists and application forms for floodplain requirements can be
obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please
utilize these documents when preparing your plans for submittal.
13. The floodplain and floodway boundaries must be shown and called out on all plans so
that it is clear whether improvements are within the boundaries. Please contact Sandra
Bratlie of Stormwater Master Planning at sbratlie@fcgov.com for floodplain CAD line
work as required per the floodplain development review checklist.
14. Please contact Heidi Hansen, 970-221-6854, hhansen@fcgov.com with questions
concerning development in the floodplain.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. For the purposes of this section,
fire access cannot be measured from an arterial road. Any private alley, private road, or
private drive serving as a fire lane shall be dedicated as an Emergency Access
Easement (EAE) and be designed to standard fire lane specifications. Where a fire
access cannot be provided,the condition may be offset by the installation of a
residential sprinkler system. Code language and fire lane specifications provided
below.
> 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 commercial requirements (unless otherwise approved
by the fire marshal):
> Shall be designated on the plat as an Emergency Access Easement.
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> Maintain the requirecefoot minimum unobstructed width & 14 fo•inimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
>The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans.
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
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 400' of any Residential Building as measured
along an approved path of vehicle travel. Currently,the closest hydrant is approximately
1,130 feet to the east, which would typically trigger the need for another hydrant to be
installed. Where a hydrant cannot be provided, the condition may be offset by the
installation of a residential sprinkler system and adequate fire access, as per above.
Code language provided below.
> IFC 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the Urban
Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
4. PREMISE IDENTIFICATION &WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. Code language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible,
visible from the street or road fronting the property, and posted with a minimum of
six-inch numerals on a contrasting background. Where access is by means of a private
road and the building cannot be viewed from the public way, a monument, pole or other
sign or means shall be used to identify the structure.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is
within 500 feet of known natural habitat (riparian and forested area; tree and shrub
groves; grasses and forbs). These areas may provide cover and nutritional resources
for local and migratory wildlife. Standard buffers for natural habitats and features are
varied and outlined in Section 3.4.1(E) of the Land Use Code. Based on the site size
and conditions for this proposed project area, an abbreviates and memo-based ECS
(2-3 pg) can be submitted that addresses (a) general wildlife use of the site and broader
area, (b) presence of stick nests including raptor nests. Once this information is
received, staff can better evaluate whether the buffer zone standards and/or mitigation
would be applied.
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The Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal. A comprehensive list of local qualified ecological consultants can be provided
upon request.
2. 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.
3. Note LUC Section 3.2.1(C) requiring 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."A significant tree is defined as a tree having DBH (Diameter at Breast
Height) of six inches or more. If any of the trees within this site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (970-221-6361 or tuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
development.
4. If tree mitigation is necessary, include the following note on the tree mitigation plan
and/or landscape plan: "All tree removal shown shall be completed outside of the
songbird nesting season (Feb 1 -July 31) or a survey will be conducted of the trees to
be removed to ensure that no active nests are present."
5. Our city has an established identity as a forward-thinking community that cares about the
high 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.
1) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker
at 970-416-4238 or traeker@fcgov.com
2) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
3) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
4) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 or jscharton@fcgov.com
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
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2. The City's Transportation Development Review Fee (TDRF) is due afie time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the
site need to meet ADA standards, if they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project. The
existing driveway will need to be evaluated to determine if the slopes and width will meet
ADA requirements or if they need to be reconstructed so that they do.
5. 24-95 of the City Code obligates development to the local street portion of abutting
right-of-way. The local street portion of improvements would then require the design and
construction for the widening of Vine Drive,the addition of curb and gutter, and
construction of sidewalk abutting the property. City Transportation staff has discussed
this and is acceptable to an option where in-lieu of the design and construction,the local
street portion is paid to the City prior to the first building permit. The payment option
instead of construction would still also be acceptable if an additional unit (duplex) is
proposed.
6. Street cuts to public streets for utility services would require an excavation permit as
found here: http://www.fcgov.com/engineering/pdf/Excavation PermitDigital.pdf
7. Each lot should share a single driveway access point onto Vine Drive, as access
spacing requirements onto Vine Drive would not allow to access points abutting the
property.
8. 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
9. 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 half of the minor arterial
street standard (42 feet half street right-of-way) and the standard 15 foot utility easement
behind the right-of-way. Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
10. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
11. 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.
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12. At the conceptual review meeting it was indicated that the underground of overhead
utilities (or conduit installation in lieu of the undergrounding) is required under city code.
In looking at the code provision, Land Use Code section 3.3.2(D)(7)(a), it would appear
that an exception to this is allowed based on the overhead line being temporary in
nature for the purpose of servicing "lands not developed to urban qualifications"and
would not be required with the project.
13. A Development Construction Permit (DCP) or excavation permit will need to be
obtained prior to starting any work on the site.
14. The annexation of the property itself would not require the comments contained in this
section, except for the TDRF in comment#2, specific to the TDR fee for Annexations.
15. Existing fences within the public right-of-way would need to be relocated with the
development.
16. 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.
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, Iunruh@fcgov.com
1. The closest place to tap into the electrical system is at Lancer Dr and Vine Dr.
2. Electric Capacity Fee, Building Site charges, and any necessary system modification
charges will apply. Please see the Electric Estimating Calculator and Electric
Construction Policies, Practices & Procedures at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
3. You may contact FCU Light & Power, project engineering if you have questions. (970)
221-6700. You may reference Light& Power's Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FI NA
L_17June2016.pdf
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. Upon annexation, per the City's Structure Plan Map, the property will be placed into the
U-E, Urban Estate zone district.
2. Annexation and zoning requires a recommendation by the Planning and Zoning Board
and then two readings by City Council. This takes three to four months.
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3. Part of the Annexation and Zoning process is that the City notifies afurrent utility
providers to the site. Please prepare a list of the applicable utility providers for electricity
(R.E.A. or Xcel), natural gas, water, sanitary sewer, telephone (land line only), cable
television (land line only).
4. The proposed size of the lot, two acres, exceeds the minimum required lot size of the
Urban Estate zone district of one-half acre.
5. The Subdivision Plat must be prepared by a State of Colorado registered land surveyor.
The Plat may be submitted and considered somewhat concurrently to the annexation and
zoning but consideration of the Plat cannot take place until after Second Reading by
Council on the A &Z.
6. The Subdivision may be considered a Minor Subdivision since no more than one new net
lot is being created. This will be processed in accordance with Section 2.18. Please
note that notification is required to surrounding property owners within 800 feet, exclusive
of public right-of-way and publicly owned open space.
7. For the Minor Subdivision, the Planning Director will be the decision maker. There will be
no public hearing. Instead, after proper notification, there will be a two-week open
comment period. Please note that the Planning Director's decision may be appealed to
the Planning and Zoning Board, per Section 2.18.
8. Please note that the Annexation Petition must be certified by an attorney.
9. For your reference, in U-E zone, the minimum required lot width is 100 feet. This standard
will be evaluated at the time the subdivision plat is being reviewed.
10. Also for your reference, the building minimum required setbacks in the U-E zone are 30
feet for the front yard setback, 25 feet for the rear yard, and 20 feet for the side yards.
11. A pre-submittal meeting is recommended for both the Annexation and Zoning and the
Subdivision Plat so that the proper number of submittal documents are prepared and that
submittal fees are reviewed. Also, the review schedules can be scoped so the applicants
are aware of the two timelines.
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