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HomeMy WebLinkAboutTAFT HILL & FISCH MINOR SUBDIVISION - BDR230003 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 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 January 13, 2023 Amanda Kenyon Fort Collins, CO Re: Taft Hill & Fisch Minor Subdivision Description of project: This is a request for a subdivision of an existing property at 2814 S Taft Hill Rd. (Parcel # 9727205005). The proposal is to request to subdivide the existing parcel into two new lots. The site is approximately 0.23 miles south of W Drake Rd. and directly east of S Taft Hill Rd. The property is within the Low Density MixedUse Neighborhood District (LMN) zone district and would be subject to a Minor Subdivision review. Please see the following summary of comments regarding Taft Hill & Fisch Minor Subdivision. 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 9702246119 or via email at tbeane@fcgov.com. Comment Summary Development Review Coordinator Contact: Tenae Beane, 9702246119, 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. Thank you! 2. The proposed development project is subject to a Basic Development Review. The decision maker for your project 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. 1 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. This project requires a Subdivision Plat (done by a licensed surveyor) to be submitted as part of the submittal checklist. Please note that when it comes time to turn in the signed plans at the end of the process, there will be signatures that need to be obtained by the applicant, including an attorney signature that needs to be executed by a licensed Colorado Attorney. 6. 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. 7. 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. 8. Submittals are accepted any day of the week, with Wednesday at noon being the cutoff 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 threeweek round of review, followed by a formal meeting. 9. 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 with initial fees. Presubmittal 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: Kai Kleer, 9704164284, kkleer@fcgov.com 2 1. It appears that there are a few buildings on the back side of the site that are constructed on top of the existing property line. Who owns these buildings? What are the plans to meet setback requirements once a property line is drawn? The eastern property line will require to meet the 5' for the residence and a 25' setback for the multifamily buildings. We will want to see an improvement location certificate as part of the Replat. Per the ILC no buildings exist on top of existing property line. Paulette Haley owns these buildings. The northwestern portion with existing buildings would remain unaltered. Eastern property line appears incorrect on Larimer County assessor’s GIS. Appears to meet both the 5’ and 25’ setback requirements on the survey. 2. The replat of this property will require the dedication of additional Rights of Way for Hill and Hyline. Please work with engineering and planning to determine the requirements. Fisch Ave Will become the extension of W Swallow Road which is a 77–81foot street cross section (See Figure 74F and 75F in the Larimer County Urban Area Street Standards). Hull will need to dedicate 1/2 ROW for a residential local street (not sure this is possible). Northern property line along Hull is existing and is not changing as part of the subdivision. 3. Do utility and access easements exist for the drive that connects into the multifamily development to the east? This may be resolved by Frisch/Swallow ROW dedication. Yes, this should be resolved with extension of Frisch/Swallow per the access easement as shown on the ILC. 4. A plan is under consideration to develop the property to the east of this site. This may be resolved with ROW dedication of Fisch/Swallow. Based on review of the development proposal, yes it should be resolved. Department: Building Code Review Contact: Russell Hovland, 9704162341, rhovland@fcgov.com 1. Any new property lines created by a replat, must be located at min of 5ft from existing structures on either lot. All new buildings to be built will require a building permit be applied for at Building Services. Only new property line would be on the southern portion of the northern plat and western portion of southern plat along Fisch. Both property lines would meet the 5’ setback requirements. Department: Historic Preservation Contact: Jim Bertolini, 9704164250, jbertolini@fcgov.com 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review 3 because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. 2. INFORMATION: The Assessor documents that the main house was built in 2002 but that there are outbuildings dating to at least 1950 (likely earlier) on the site. If redevelopment of the northern property is proposed, historic survey will likely be required as part of any development application for that portion of the current property. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com 1. Replatting requires the adjacent streets to be dedicated sufficient amount of rightofway to meet current LCUASS standards. Taft Hill will need 57.5 feet of ROW from the centerline to the property. Fisch is designated by the City's Master Street Plan to connect with Swallow Road, which needs 69 feet of ROW or 34.5 feet from the centerline to the property line. Hull and Hyline will also need ROW dedications, but the ROW needed is still to be determined. See comment 4. Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Is the ROW dedication for all of Fisch or just the new property line formed with the subdivision? Is this process done after our initial application submittal? 2. LCUASS standards also require the dedication of utility easements beyond the ROW boundaries. Swallow/Fisch will need 9 feet dedicated as a utility easement and Taft Hill will need 15 feet. Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Is this process done after our initial application submittal? 3. 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/urbanareastreetstandards2021 . Platting a parcel is still considered development, so frontage improvements would still be required, but wouldn't necessarily be needed right away. We would want an agreement with the applicant where they, or future landowners, agree to pay for frontage improvements if development happens within the next 10 years. The current land owner is willing to enter said agreement. 4. The properties to the east are currently in the development process. They will need to determine the future alignment of Hull, Fisch, and Hyline streets. The alignment will 4 decide where exactly the ROW for these streets will need to be dedicated. Please reach out if you would like to coordinate with those developers. Information for the developers would be appreciated and any current or updated site plans for the development. 5. These are a lot of comments for what seems like a straightforward process. It is worth noting that in the LUC, section 1.4.7(B), there is a provision that states (with provisions) that land can be conveyed without going through the subdivision process. The caveat there is that land conveyed may not be immediately developable, and in this case it would not be due to the outstanding LCUASS and LUC nonconformities mentioned in this review. Staff would recommend going through the subdivision because selling land that is immediately developable raises the property value of that land, and the applicant has more of a say in how the land develops around their property that they are holding onto. Department: Traffic Operations Contact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: The subdivision of a property into two lots does not require the submittal of a Transportation Impact Study as long a there is no development occurring with the project. TIS waived. Any future development of these properties will be reviewed upon submittal and may require a TIS at that time. Department: Stormwater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com 1. No site improvements There are no concerns with the subdivision; however, this subdivision approval does not include any approval of actual development, or building, 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. Department: WaterWastewater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com 1. Multiple Water Districts This project site is formally located within the Fort Collins Loveland Water District; however, the Fort Collins Water District does have the capacity to service this site. Therefore, upon future development this sit will need to petition to each district in order to determine who will service this site. The project site is within the Fort Collins Wastewater District and will be service by them. 5 2. Existing Sewer Infrastructure There is an existing 8inch sanitary sewer main in Hyline Dr. with no existing sanitary sewer service to the site. Department: Electric Engineering Contact: Rob Irish, 9702246167, rirish@fcgov.com 1. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within Public RightofWay or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Department: Park Planning Contact: Missy Nelson, mnelson@fcgov.com 1. INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com . 2. INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. When these sites develop further, a connection to the the future Pleasant Valley and Lake Canal Trail will be required. 3. INFORMATION: The parkway along S Taft Hill Rd. is owned/maintained by the City of Fort Collins and includes active irrigation. If there is disturbance to this area (impacts to trees/landscape/irrigation) by the Developer, please contact Parks at 2216660 or parkshop@fcgov.com . Department: Fire Authority Contact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.org 1. PLAT Poudre Fire Authority has no comment related to the replat. Further development on the property or change of use will require fire department review and approval. A dedicated fire lane or other site improvements may be required at that time. Any immediate risk to life & safety as identified through this process or through onsite inspection will require immediate attention. Department: Environmental Planning Contact: Scott Benton, (970)4164290, sbenton@fcgov.com 1. No comments on the minor subdivision, but comments are likely at the time of project 6 submittal. Department: Forestry Contact: Freddie Haberecht, fhaberecht@fcgov.com 1.Forestry has no concerns with this subdivision Department: Technical Services Contact: Jeff County, 9702216588, jcounty@fcgov.com 1. When submitting a Subdivision Plat for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. 2. If the Subdivision Plat requires aliquot corners be shown, current acceptable Monument Records will be required. Monument Records are included. 3. Closure reports are required for all Subdivision Plats submitted for review. Closure Report is included. 4. We found that Fisch Avenue appears to be a private access & utility easement & not a public street. We suggest that you have your Surveyor research this to be certain whether or not it is public. It is a utility easement and not a public road, per the survey. 7