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HomeMy WebLinkAboutGRANADA HEIGHTS SECOND SUBDIVISION - BDR240005 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses 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 December 14, 2023 The Crisafulli Group RESPONSE TO COMMENTS: 321 N Sunset St APRIL 23, 2024 Fort Collins, CO 80521 Re: Subdivision at 1200 Pomona St Description of project: This is a request for approval of a subdivision with two (2) duplexes at 1200 Pomona St. (parcel #9703405034). The applicant proposed the subdivision of 1 lot into 2 to legally separate the duplexes. Access is taken from Pomona St to the south. The site is approximately 0.06 mi from W Vine Dr. to the south and approximately 0.15 mi from N Shields St. The property is within the Low Density Mixed Use Neighborhood (LMN) zone district and the project would be subject to a Basic Development Review (BDR). Please see the following summary of comments regarding Subdivision at 1200 Pomona St. 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, Brandy Bethurem Harras via phone at 970 416 2744 or via email at bbethuremharras@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970 416 2744 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2 2. 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. It is our understanding that this request is also regarded as a Minor Subdivision. 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 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. 5. 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]. 6. 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_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. 7. 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 8. 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. It is our understanding that this Replat will be considered a Minor Subdivision and that the fee will be $2,300. 9. Payments can be made by check, debit/credit card or eCheck. 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 place in the blue drop box located at the north west side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/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. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. 10. 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 4 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. 11. 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. It is our understanding that a neighborhood meeting is not required. 12. 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. Planning Services Contact: Katelyn Puga kpuga@fcgov.com 1. ZONING The property is located in the Low Density Mixed Use Neighborhood (LMN), and is subject to the requirements of Article 4, Division 4.5 for properties located in the LMN District. Based on the information provided with the Conceptual Review, the proposed subdivision of land to create two lots with one duplex each is subject to a Basic Development Review (BDR). It is our understanding that this is also regarded as a Minor Subdivision. 2. SUBAREA PLAN It should be noted that this project is located within the Northwest Subarea Planning Area. The Design guidelines should be used as a tool for understanding design options that are compatible with the character of the corridor. The plan is available for your review on the web at https://www.fcgov.com/planning/documents We are familiar with the Northwest Subarea Plan. Since the site is fully developed and our request is to simply divide one lot into two lots, there are no character issues to be considered. 3. LAND USE CODE 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. 5 4. PARKING Please ensure that adequate parking is provided with the subdivision of the land through dedication of parking and access easements. The proposed duplex land use requires parking spaces per number of bedrooms/dwelling unit. Please refer to the table found in Section 3.2.2 and provide a parking table with the proposed site plan to ensure that enough parking is provided. If there are 2 bedrooms in each unit then a total of 7 parking spaces (1.75 spaces/2 bedrooms) are required. Street parking on Pomona may also be used to meet the requirements. Each unit contains two bedrooms therefore seven spaces are required. Please note that there are eight spaces provided onsite. 5. LANDSCAPING If the parking lot has at least 6 parking spaces then the parking lot is required to be screened by landscape material from the street. There are some existing streets located in the parkway, but there is opportunity for additional plant material to be installed along Pomona Street to accomplish this standard. This is a corner lot. There are two mature evergreen trees between the parking lot and Hanna Street. There is one mature evergreen tree between the parking lot and Pomona Street. The parking lot, therefore, is generally well screened in a manner that is consistent with the neighborhood if not more so. We will enhance this landscaping and comply with Section 3.2.1(E)(4)(b) by providing a shrub bed between the parking lot and each street for at least 70% of the parking lot length. The result of this Replat is that our parking will be the most screened parking lot in the entire neighborhood. 6. TRASH ENCLOSURE When considering placement of a trash enclosure for both properties, please ensure that access is provided with the plat. In addition, the trash enclosure placement should be located away from the streets and fully screened to meet the standards of Section 3.2.5 Trash and Recycling Enclosures , including a concrete pad installed at a grade for ease of access by trash haulers. There is no dumpster. Each unit currently handles their trash and recycling with their own individual wheel-out carts for trash and recycling. This arrangement will not change as a result of this Replat. 7. SETBACKS If the existing building locations will not meet the required 5 ft. side and rear setbacks when the lot is split, then a request for modification will be required. There is currently 10.7 feet between buildings allowing for each new side yard to comply with this standard. There will be no changes along the rear property line. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970 416 4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review 6 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. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com 1. SITE SPECIFIC: This lot split will require a replat of this lot. There are a few things that need to be included in the replat: 1. A shared access easement for the parking lot doesn't have to be the whole lot, but enough to where the owners of each lot can come and go without trespassing. A shared access easement is provided for the entire parking lot to address the trespassing issue. 2. Updated utility easements: the original utility easements dedicated are 6 feet. The current standard is 9 feet. Utility easements along both streets have been increased from six to nine feet. 3. Potential utility easements if the service lines or taps for one lot crosses over into the other lot, then the owners need sufficient room to have their lines serviced. I'm not sure what those width requirements look like you will need to coordinate that with the utility departments/companies. We have located the private service lines to each building. Regarding water services, both buildings are fed from Pomona and so these services lines will be placed in a private utility easement. Regarding sewer services and electrical services, the west building is served from Pomona and the east building is served from Hanna so these services do not cross the new side lot line and easements are not needed. 4. Check with PFA to see if they need an emergency access easement. We have checked with PFA and emergency equipment can be staged on the two public streets. Therefore, an onsite emergency access easement is not necessary. 2. SITE SPECIFIC: A consequence of needing utility easements for services lines is that we need to see a layout of the current utilities to ensure that the easements provide enough coverage. Only the two water services that are fed from Pomona will need a utility easement. Sewer and electrical services are established such that the west building is served from Pomona and the east building is served from Hanna. 3. SITE SPECFIC: Larimer County Urban Area Street Standards (LCUASS) has some criteria for what 7 needs to be on a plat. They are summed up in section XXII of appendix E, found here: https://www.larimer.gov/sites/default/files/uploads/2023/appendix_e_ _standard_notes_ approval_blocks_checklists_0.pdf Our Replat will comply with these standards. 4. INFORMATION: My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site specific comments above or my informational comments below, please contact me at jgerwel@fcgov.com. 5. 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. 6. 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. 7. 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. 8. 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 9. 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 10. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Please use LCUASS Appendix E as a reference for what needs to 8 be included in a utility plan set. 11. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 12. INFORMATION: LCUASS parking setbacks (Figure 19 6) apply and will need to be followed if the parking design is to change. 13. 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. 14. INFORMATION: The public right of way is not to be utilized in a way that hinders public use of the space. The development/site cannot use the right of way for any Low Impact Development to treat the site’s storm runoff. Doors are not allowed to open out into the right of way. Bike parking required for the project cannot be placed within the right of way. If placed just behind the right of way, the bikes need to be placed so that when they are parked they do not extend into the right of way. 15. 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. 16. INFORMATION: Developments often involve negotiation and consensus with other agencies and property owners. If there is an affected ditch, private easement/utility, HOA, railroad, state maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php We understand comments 4 – 16. Our request for a Replat is to simply divide one existing platted lot into two. This will allow each existing duplex to be on its own lot. With the exception of some new landscaping, there will be no new construction or site work associated with this Minor Subdivision. 9 Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. 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) & Preliminary Design Reviews (PDRs) alone do 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. As noted above, there will be no construction or site work associated with this Replat. Department: Stormwater Floodplain Contact: Kevin Meyer kmeyer@fcgov.com 2. INFORMATION ONLY: This property is currently not located in any regulated floodplain. However, the City is currently in the process of remapping the floodplain in the West Vine Basin. This remapping effort uses better data and modeling approaches to more accurately reflect the flooding risks in the area. 3. INFORMATION ONLY: The proposed remapping will place the eastern structure within the 100 yr flood fringe. Once the remapping becomes effective, any construction/remodeling/work in the floodplain will need to comply with the requirements of Section 10 of City municipal code. Thank you for this heads-up. As noted, there will be no construction or site work associated with this Replat. Department: Stormwater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 4. No site improvements If there are no site improvements that require grading or an increase in impervious area, there are no Stormwater requirements. Please contact Water Utilities Engineering (WaterUtilitiesEng@FCgov.com) if site improvements are anticipated. As noted, there will be no construction or site work associated with this Replat. Department: Water Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Existing Water Infrastructure 10 There is an existing 6 inch water main in Pomona St with an existing 3/4 inch water service to each duplex. Based on our system, it does not appear that the water services coincide with the proposed subdivisions. Your team will need to locate these services and dedicate the utility easements if they cross their associated property boundaries. These easements should be 10 ft in width. 2. Existing Sewer Infrastructure There is an existing 8 inch sanitary sewer main in Pomona St with an existing sanitary sewer service to the western duplex. There is a 12 inch sewer main in Hanna St with an existing service to the eastern duplex. The site is fully developed and both duplexes are fully served. There will be no need to tap the water and sewer mains or modify the existing services in any way. Where the two private ¾” water service lines cross the proposed interior side lot line, a utility easement will be provided. The two private sewer lines and two electrical services are each totally contained within their own respective lots and do not need easements as they are fed from different streets resulting in no encroachments. Department: Electric Engineering Contact: Austin Kreager akreager@fcgov.com 970 224 6152 1. INFORMATION: It is recommended that you place the existing customer owned electric service(s) into utility easements to prevent issues in the future. 2. INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. 3. INFORMATION: The City of Fort Collins now offers gig speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970 207 7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. 4. INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224 6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders and developers. Department: Fire Authority Contact: Faith Wood faith.wood@poudre fire.org 1. PFA has no comments regarding the plat separation unless the addresses are changed on either residence. We then ask that the buildings follow addressing/ wayfinding 11 requirements as follows: IFC section 505.1.1 amendment: Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one and two family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. There will be no changes to the address of the two buildings. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970 416 2341 1. These are currently 2 separate duplexes on one lot. This is not a 4 plex since that would require they are connected. When the new property line is created between the duplexes, there must be 5ft of distance maintained from the new PL to each of the buildings for fire separation distance. If there is less than 5ft to the PL then fire rated wall and openings may be required. As noted above, there is currently 10.7 feet between buildings allowing for each new side yard to comply with this standard. 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. 2. When submitting the replat 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. 3. If the Subdivision Plat is showing aliquot corners, current acceptable Monument Records will be required. These are required with Round 1 submittal. 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. 12 Our Replat will comply with these standards. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970 224 6175 1. INFORMATION: The subdivision of this lot to separate the two duplex units into their own individual lots would not require the submittal of a Transportation Impact Study according to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. No comments. Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. Forestry has no comments.