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HomeMy WebLinkAboutFROBB 327 REMINGTON - BDR240001 - 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 June 02, 2023 Harriet Fox Frobb 327 LLC 1446 Lander Lane Lafayette, CO Re: Minor Subdivision at 327 Remington Description of project: This is a request to develop a new residential subdivision at 327 Remington St. (parcel #s 9712329001, 9712329002, 9712329003). The applicant is proposing to combine the three existing parcels into a single lot. Access is taken from Remington St to the east, E Magnolia St to the south, and the alley to the west. The site is approximately 0.11 miles north of E Mulberry St. and approximately 0.04 miles east of S College Ave. The property is within the Downtown District (D), Canyon Avenue Subdistrict zone district and the project would be subject to Minor Subdivision Review. Please see the following summary of comments regarding Minor Subdivision at 327 Remington. 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 mpomerleau@fcgov.com (970) 416-8082 1. INFORMATION ONLY: 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! 2 Ripley Response: Noted, thank you! 2. INFORMATION ONLY: The proposed development project is subject to a Basic Development Review. The decision maker for your project will be the Director of Community Development and Neighborhood Services, or their designee. Ripley Response: Noted, thank you! 3. INFORMATION ONLY: 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. Ripley Response: Noted, thank you! 4. INFORMATION ONLY: 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. Ripley Response: Noted, thank you! 5. 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]. Ripley Response: Thank you, we have responded to all comments provided in this letter. 6. FOR SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file- naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_Site Plan_Savoy_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Ripley Response: Files have been submitted with the correct naming conventions. 7. 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. 3 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 Ripley Response: All PDFs are flattened. 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. Ripley Response: Thank you, fees were mailed on 1/9/24. 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. Ripley Response: Noted, thank you! 10. 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 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. Ripley Response: Noted, thank you! 11. INFORMATION - NOTICE: 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 4 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. Ripley Response: Noted, thank you! 12. INFORMATION ONLY: 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. Ripley Response: Noted, thank you! Planning Services Contact: Katelyn Puga kpuga@fcgov.com 1. FOR INFORMATION: The property is located in the Downtown District (D), Canyon Avenue Subdistrict Zone District and is subject to the requirements of Article 4, Division 4.16 for properties located in the D District. Based on the information provided with the Conceptual Review, the proposed combination of parcels is subject to a Minor Subdivision Review. Ripley Response: Noted, thank you! 2. FOR INFORMATION: Any proposed change or redevelopment of the existing land use would be required to establish the changes to the existing land use through a development review process as determined. Any future changes to the land use should be evaluated through a separate Conceptual Review application. Ripley Response: Noted, thank you! 3. GENERAL COMMENT: With the combination of the parcels, please confirm with submitted plans that all existing structures meet the required dimensional standards in the D district as required in Section 4.16. This includes minimum lot width and setback standards. Ripley Response: Existing structures shown on the Building Exhibit included with this submittal. 4. PARKING AND ACCESS: Please ensure that adequate access is provided to the site documented with the subdivision plat. It was indicated that shared parking agreements are in place with the adjacent properties. Ripley Response: Existing access is shown on the Building Exhibit included with this submittal, no access changes proposed with this project. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 1. SITE SPECIFIC: A plat will be required to be submitted for this project since there is no existing plat. All existing and proposed ROW and easements that are adjacent to the property must be shown on the plat. Ripley Response: A plat has been submitted for review with this submittal. 5 2. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Ripley Response: Our understanding is that there will not be a building permit associated with the subdivision plat process and that these fees shall not apply. 3. INFORMATION: 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. Ripley Response: There are no site improvements proposed with this project. 4. INFORMATION: 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. Ripley Response: There doesn’t appear to be any ADA issues with the condition of the sidewalk, driveways or ramps. 5. INFORMATION: 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/urban-area-street-standards-2021 Ripley Response: There are no public improvements associated with the Minor Subdivision project. 6. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include 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, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Edmonds Surveying Response: Easements can not be dedicated because they would run through the existing buildings. The buildings are less than 6" from the right of way of East Magnolia. The building is approximately 7' from the right of way of Remington, however the deck/patio access extends closer than that. The building is approximately 10.5' from the Alley however the deck/patio/staircase extends closer than that. 7. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Ripley Response: Per an email from Tim Dinger on 12/12/23: “there will be no need for a DA or utility plans if no changes are being made to the exterior of the site and no work being proposed within the ROW.” 6 8. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Ripley Response: There are no site improvements proposed with this project. 9. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Ripley Response: There are no site improvements proposed with this project, all existing parking will remain. 10. INFORMATION: 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. Ripley Response: This comment does not pertain to this project as there are no proposed changes to the site. 11. INFORMATION: 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. Ripley Response: There are no site improvements proposed with this project, therefore it does not trigger any LID requirements. 12. INFORMATION: Doors are not allowed to open out into the right-of-way. Ripley Response: Noted, thank you! 13. INFORMATION: 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. Ripley Response: There are no site improvements for this project and no bike parking is required to be updated. 14. INFORMATION: 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. Ripley Response: There are no site improvements for this so it is our understanding that there will be no DCP and no site work. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the 7 project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Ripley Response: Noted. Thank you, Jim! Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. FOR INFORMATION: The combining of these lots into one lot would not require the submittal of a Transportation Impact Study. TIS waived. Ripley Response: Noted. Thank you, Steve! 2. FOR INFORMATION: Additional details may be needed regarding the existing parking and access that looks as though it is shared with the property to the north. Are there existing agreements in place, and will those change with the combining of these lots? Ripley Response: There are no recorded public parking agreements associated with either property. The existing parking count and configuration will remain the same for this site. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. INFORMATION ONLY: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs), alone does not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM may trigger erosion control requirements. Ripley Response: Noted. Thank you! Department: Stormwater Engineering – Water Utilities Contact: Stephen Agenbroad sagenbroad@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 WaterUtilitiesEng@FCgov.com if site improvements are anticipated. Ripley Response: Correct, no site improvements are proposed with this application. Thank you! 8 Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Existing Water Infrastructure There is an existing 6-inch water main in Remington St with two existing 1-inch water services to the site. Ripley Response: Noted. Thank you! 2. Existing Sewer Infrastructure There is an existing 8-inch sanitary sewer main in the alley to the east with two existing sanitary sewer service to the site. Ripley Response: Noted. Thank you! Department: Electric Engineering Contact: Rob Irish rirish@fcgov.com 970-224-6167 1. Light & Power has existing electric infrastructure running adjacent to the existing 3 lots along Remington, E. Magnolia St., and along the alley way. Ripley Response: Noted. Thank you! 2. Relocations or modifications to any existing electric facilities will be at the expense of the owner/developer. Please coordinate any relocations or modifications with Light & Power Engineering. Ripley Response: Noted. Thank you! 3. Any existing Light & Power electric facilities that will remain within the limits of the project, and are not in public ROW, will need to be located within a dedicated Utility easement. Ripley Response: Noted. Thank you! 4. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com if you have any questions. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Ripley Response: Noted. Thank you! Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 1. INFORMATION ONLY: No comments on the minor subdivision. Ripley Response: Thank you! 9 Department: Forestry Contact: Carrie Tomlinson ctomlinson@fcgov.com 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlinson@) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Ripley Response: There are no site improvements proposed with this application, therefore no trees will be affected. 2. 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 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 Ripley Response: It is our understanding that because we are not impacting any trees and no site improvements are proposed, we won’t need to submit a landscape plan with this Minor Subdivision project. 3. 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 10 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. Ripley Response: We are not impacting any trees and no site improvements are proposed. 4. 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. Ripley Response: We are not impacting any trees and no site improvements are proposed. 5. 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 Ripley Response: We are not impacting any trees and no site improvements are proposed, so a landscape plan and utility plan have not been submitted. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Ripley Response: We are not planting any trees and no site improvements are proposed. 11 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street Frontages Ripley Response: We are not planting any trees and no site improvements are proposed. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Ripley Response: We are not planting any trees and no site improvements are proposed. 9. Please adhere to the updated LUCASS standards and include proper parkway widths Ripley Response: No site improvements are proposed. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com 1. INFORMATION: No comments from Parks or Park Planning, thank you. Ripley Response: Noted. Thank you! Department: Fire Authority Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 1. REPLAT Poudre Fire Authority has no comment related to the Replat. Further site development on the property or change of use will require fire department review and approval. A dedicated fire lane, hydrant or other site improvements may be required at that time. Any immediate risk to life & safety as identified through this process or through on-site inspection will require immediate attention. Ripley Response: Noted, thank you! Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. No comments Ripley Response: Thank you! Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 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. Edmonds Surveying Response: No vertical surveying has been performed as part of this project. If future vertical survey is required, surveyor will use NAVD88 datum. 12 2. If submitting a replat 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. Ripley Response: The title does not begin with an address and should be acceptable. 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. Edmonds Surveying Response: No aliquot corners are shown as property is located in existing subdivision block. 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. Edmonds Surveying Response: Closure report submitted with this first round package of materials.