Loading...
HomeMy WebLinkAboutSUNRISE RIDGE THIRD FILING - FDP230015 - 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 April 14, 2023 Ian Bromell 425 W Mulberry St Suite 208 Fort Collins, CO Re: Sunrise Ridge Lot 1 Description of project: This is a request for approval of a subdivision and change of use to single-family attached at 4007 Rock Creek Dr. (parcel # 8604436001). The applicant proposes to subdivide the existing lot and convert the existing duplex into single-family attached units on separate parcels. Access is taken from Sunglow Ct to the east and Rock Creek Dr to the north. The site is approximately 0.65 miles south of E Harmony Rd. and approximately 0.05 miles west of Strauss Cabin Rd. The property is within the Urban Estate District (U-E) zone district and the project would be subject to Minor Subdivision, Major Amendment (Administrative (Type 1) Review. Please see the following summary of comments regarding Sunrise Ridge Lot 1. 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, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau, (970) 416-8082, mpomerleau@fcgov.com 1. INFORMATION: 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged 2 2. INFORMATION: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. Response: Acknowledged 3. INFORMATION: 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. Response: Acknowledged 4. INFORMATION: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Acknowledged 5. INFORMATION - FOR SUBMITTAL: As part of your submittal, you will respond to the comments provided in this letter. The final 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Acknowledged 6. INFORMATION - FOR SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms may be appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. 3 Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged 7. INFORMATION - FOR SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Acknowledged 8. INFORMATION - FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide 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. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Response: Acknowledged 9. INFORMATION - FEES: Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Acknowledged 10. INFORMATION - FOR SUBMITTAL: 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 its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated 4 submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. 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 Response: Acknowledged 11. INFORMATION: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Acknowledged 12. INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Acknowledged Planning Services Contact: Jenny Axmacher, 970-416-8089, jaxmacher@fcgov.com 1. The property is currently zoned Urban Estate, or UE, and platted as a single .47 acre lot with an approved two-family dwelling unit land use. If the intent is to sell each of the two dwelling units of the two-family dwelling separately, with the land underneath, then the required process would be to convert the dwelling units to single family attached units, instead of two-family dwellings through a Major Plan Amendment and then subdivide the lots through the common wall with a new Subdivision Plat. Response: Acknowledged 2. A Major Amendment is a process to make changes to an approved plan where there is deemed to be sufficient change of character related to the original approved plan. Section 2.2.10(B) In this case, changing to single family attached dwellings requires a Type-1 review with a public hearing before an administrative hearing officer for the Major Amendment approval according to Section 4.2 (B) (2) (a). Response: Acknowledged 3. A new Subdivision Plat must also be submitted for approval showing the new lot line and you will also need to request a few Modification of Standards. The Modification of Standards would include but are not limited to 4.2(D)(1)(b) which requires UE lots to be a minimum of ½ acre. Other standards would also possibly require a modification request, such as the minimum lot width of 100’ per 4.2(D)(2)(a). Additional information would be needed to better understand all of the modifications required. The information on a Modification of Standards can be found in Section 2.8.2. Response: Four Modification of Standards were approved in the 2018 Major Amendment for the Sunrise Ridge Second Filing. These are the same modifications that are required for this submittal. 5 4. It is staff's understanding that other property owners in Sunrise Ridge 2nd Filing may also be interested in subdividing their properties in a similar manner to what you are proposing. It might be worth considering to try to work together with the other owners to submit one major amendment and one plat to convert multiple lots at once in order to save on engineering costs and development review fees. All property owners would need to sign off on the application and final plans. Response: A majority of the owners have been included in this submittal. 5. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Acknowledged 6. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Modification of Standards have already been approved for this subdivision and are needed for this proposal as well. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com 1. Is this intended to be a lot split? Subdividing a lot will require a plat. Response: Each lot will be split in two along the common wall. A replat has been provided in the submittal 2. The drainage easement going through Lot 1 will need to be vacated. It was recorded as reception number 20060084931 Response: This easement is proposed to be vacated with this plat. 3. Work with Fort Collins-Loveland Water District/South Fort Collins Sanitation District on reworking their easements to match their utilities are located. The easement in particular is a sanitary easement, reception number 20060076757. There is a note on the plat I received stating this easement was dedicated for a proposed sanitary line that was never built out. Response: This easement is proposed to be vacated with this plat. 4. The services will need easements since they are crossing one property to serve another. I think the blanket utility easements (with an exclusion for the footprint of the homes) that was proposed is a good idea. Response: After coordination with FCLWD, private services do not need easements. The language with in the CCR’s describe how this is handled. 5. Include Tract A in the replat of lots 1-4. Response: Tract A has been included. 6. The access drive for Lots 3/3a/2/2a can be dedicated as private access on the plat (and denoted as such), but the affected property owners for each lot will have to sign the plat. If Ian owns what is currently Lots 2 and 3, then it will just need his signature. The private drive comment is applicable to any lot split that need duel (or quad) access. In the previous meeting, I was told that there was a private access easement between Lots 4 6 and 5 that has been executed already. Please include that in the plat along with its reception number. This will clear up any ambiguity for future potential disputes. Response: The existing access easement has been included in the plat. 7. There may be a need for a Development Agreement. I am in the process of learning the full history behind this development, including the existing DA that is likely no longer applicable, as well as the subsequent DA that may have not been approved? I am happy to discuss this in the afternoon if there is any information you'd like to provide. Email works too. Response: A Development Agreement has been executed with the new owners. This has been included in the submittal for reference. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Acknowledged Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: The subdivision and change in use to single family attached units would not trigger the requirement of a Transportation Impact Study according to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Response: This easement is proposed to be vacated with this plat. 2. FOR INFORMATION: A detailed site plan showing the proposed accesses to these properties will be needed and reviewed. Response: Shared driveway locations are shown on the site plan. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca, acrecca@fcgov.com 1. No Comment from Erosion Review: This Project lies within the Sunrise Ridge Subdivision and is covered by an existing Erosion Plan and is currently being inspected by Erosion Control. Response: Acknowledged. Department: Stormwater Engineering – Water Utilities Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 2. No site improvements No improvements or increases in impervious area are indicated in the application, so there are no Stormwater requirements. Please contact the Water Utilities Engineering if site improvements are anticipated. Response: Acknowledged. 7 3. Maintain Drainage Easements There is a drainage easement that borders the property line to the south. Please maintain the existing easement when submitting the plat. Response: This easement is being maintained. 4. Certification of Lot Grading No Certification of Lot Grading has been submitted for this site, and therefore the CO will not be released until the certification has been submitted. Response: Acknowledged. Department: Water-Wastewater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 1. Other service district 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: We have been coordinating with FCLWD. Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power feeds the duplex electric service out of an existing vault located on Sunglow Ct Response: Acknowledged. 2. Electrical services to duplex units and attached residential units are customer owned/maintained electric services from the Light and Power vault to the meters. A utility easement should be dedicated to encompass the existing electric service on the property. Response: Acknowledged. 3. Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. Department: Environmental Planning Contact: Kristie Raymond, kraymond@fcgov.com 1. INFORMATION ONLY: 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 8 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 Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Response: Acknowledged. 2. INFORMATION ONLY: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: Turf species has been added to the landscape plan. 3. INFORMATION ONLY: All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. 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/ Response: Acknowledged. Department: Forestry Contact: Carrie Tomlinson, ctomlinson@fcgov.com 1. INFORMATION ONLY Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php 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 9 Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: Acknowledged. 2. INFORMATION ONLY If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: No existing trees are affected by this proposal. 3. INFORMATION ONLY Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Acknowledged. 10 4. INFORMATION ONLY Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Response: Acknowledged. 5. INFORMATION ONLY Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: Acknowledged. 6. INFORMATION ONLY Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: Acknowledged. 7. INFORMATION ONLY Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Acknowledged. 8. INFORMATION ONLY Please adhere to the updated LUCASS standards and include proper parkway widths. Response: Acknowledged. 11 Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. PFA has no comments for the subdivision of lots. Response: Acknowledged. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. The project must meet the current adopted code, the 2021 IRC. The insertion of a property line between the dwellings will require: Option 1: Provide 1-hour wall between the 2 dwellings and roof parapet (or fire treated roof decking or gypsum bd underside of roof deck. Option 2: remove the storage structure between the 2 dwellings and provide 1-hour wall to the new exterior walls that are closer than 3ft to the new PL. No utilities can cross the new PL. Response: Common walls are being modified to meet these requirements. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. 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 if you need up to date Benchmark Statement format and City Vertical Control Network information. Response: Acknowledged. 2. If submitting a Subdivision Plat is required 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. Response: Acknowledged. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. Response: Acknowledged. 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. Response: Acknowledged.