HomeMy WebLinkAboutVON VIHL HEIGHTS THIRD SUBDIVISION - BDR240007 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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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
November 04, 2022
Re: Lot Split at 3036 W Prospect
Description of project: This is a request to subdivide an existing single family lot into two
single family lots at 3036 W Prospect Rd. (parcel # 9716306011). The applicant is
proposing to split the existing lot into two lots. The existing single family home to remain on
one lot with a new single family lot with access via S Overland Trail. Access to the site will
come from W Prospect Rd to the south and S Overland Trail to the west. The site is located
directly east of S Overland Trail. and directly north of W Prospect Rd. The property is within
the Low Density Residential District (R-L) zone district and is subject to a Basic
Development Review (BDR) Review.
Please see the following summary of comments regarding Lot Split at 3036 W Prospect. 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,
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. 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.
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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. 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.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
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.
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.
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9. 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.
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
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.
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.
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Planning Services
Contact: Shawna Van Zee, 970-224-6086, svanzee@fcgov.com
1. Plat: Please provide a plat for the proposed minor subdivision to create two lots.
2. Lot Requirements: Please document the square footage of the existing structures on the
southern lot. The RL district requires a minimum lot size that is 3 times larger than the
square footage of buildings and must be a minimum of 6,000 square feet. The minimum
lot width is 60 feet.
3. Setbacks for Low Density Residential (RL) lots includes:
Front: 20 ft
Rear: 15 ft
Sides: 15 ft corner lots, 5 ft interior side yards
However, the subdivision plat specifies a 50 ft. front setback and a 10 ft. side setback.
You can view that subdivision here: https://records.fcgov.com/WebLink/DocView.aspx?
id=11631399&dbid=0&repo=FortCollins&searchid=ec5eb7d2-223d-4351-89b2-ffd70fc8
8ded
When submitting, please be sure to label or dimension the setbacks and/or building
envelope.
Please see attached Plat filename: PLAT (PG1)_3036 Prospect Lot Split_RND1
Also: PLAT (PG2)_3036 Prospect Lot Split_RND1
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Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com
1. INFORMATIONAL
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.
2. INFORMATIONAL
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.
3. INFORMATIONAL
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.
4. INFORMATIONAL
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
5. INFORMATIONAL
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
6. INFORMATIONAL
Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
7. INFORMATIONAL
A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
8. INFORMATIONAL
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
9. INFORMATIONAL
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/
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landscape plan is in non-compliance.
10. INFORMATIONAL
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.
11. INFORMATIONAL
Doors are not allowed to open out into the right-of-way.
12. INFORMATIONAL
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.
13. INFORMATIONAL
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.
14. SITE SPECIFIC
A lot split will need a subdivision plat to be created by a licensed land surveyor. More
information on plats can be found here (section J is the relevant portion):
https://www.fcgov.com/developmentreview/files/dev-review-submittal-requirements_v3-3
-31-2021.pdf?1665701726
15. SITE SPECIFIC
What is the applicant intending to do with the northern lot? The City generally does not
accept new residential driveways onto arterial streets. Both Overland Trail and Prospect
in this area are classified as arterial. This could potentially work by extending the
eastern driveway of this property into the proposed lot, as long as the house faces
Overland Trail like what is shown in the submittal documents. The southern lot would also
have to dedicate an access easement if a portion of the southern lot is used to access
the northern lot.
The northern lot will be sold as vacant land with the understanding that the new owners will only be allowed to build a
single family home. The northern lot will be accessed via a driveway onto N. Overland Trail. I was told that Overland will
be downgraded to a two lane arterial and that a driveway onto Overland will be allowed if it is located on the northern most
edge of the building envelope. A variance request letter is included with this submittal.
16. SITE SPECIFIC
There is also a decent chance that the Master Street Plan for Overland Trail's street
classification to be downgraded. I have contacted the people responsible for that
decision to let me know when they ready to make that call. I will relay what I hear to the
applicant. Downgrading Overland Trail would mean that we could accept residential
driveways for that street.
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17. DEVELOPMENT AGREEMENT
This lot recently had new curb, gutter and sidewalk added to it. All properties in the City
are responsible for maintaining their street frontage. When a lot develops, they either
have to pay for any needed improvements along their property, or repay the City for the
improvements. Just to be clear, a lot split would not require the applicant to repay the
City. However, we would like to sign a Development Agreement that would compel
whoever develops that northern lot to repay the city for the curb and gutter if development
occurs on that lot within a certain period of time.
Who is responsible for drafting this Development Agreement?
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 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: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: The separation of this current lot into two lots would not
meet the threshold required for a Traffic Impact Study. TIS waived. However, any future
redevelopment of the existing lot or new lot will be reviewed, and based on the scale of
that project a TIS may be required.
2. FOR INFORMATION: All access locations and adjacent frontage improvements will be
reviewed for consistency with the Larimer County Urban Area Street Standards. With
this property being on the corner of two arterial roadways, any opportunity to limit the
number of access point through shared driveways, should be explored.
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Department: Stormwater Engineering – Erosion Control
Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com
1. Existing Stormwater Infrastructure
The site currently has a stormwater main that runs along the western property boundary.
This line will need to be located, and if not found in the ROW a utility easement will need
to be placed around the line.
2. Stormwater Drainage (site specific comment):
The current elevations show that drainage from the existing southern lot would drain onto
the proposed northern lot. Therefore, upon development of the northern lot a drainage
memo and a grading plan that shows existing and proposed drainage patterns will need
to be prepared by a professional engineer licensed in Colorado.
Department: Water-Wastewater Engineering
Contact: Water Utilities, WaterUtilitiesEng@fcgov.com ,
1. Utility Spacing
For your reference, minimum water and sewer service separations are:
> 10-ft min. between water and sewer services.
> 6-ft min. between trees and water or sewer services.
> 4-ft min. between shrubs and water or sewer services.
> 10-ft min. between storm-drain pipes and other utilities.
> Service lines of the same type may be joint trenched with 3-ft of separation
Other utilities, such as gas, electric, and communications will also have spacing
requirements and will need space on the site. Last, please remember that there may be
service lines on the adjacent properties for which clearances also need to be maintained.
2. Utility Plan
Due to the complexity of the utilities necessary to serve the proposed northern lot a
one-page utility plan will need to be created in order to show how the northern lot will be
served. Service lines are allowed to run through the existing lot but an easement will
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need to be dedicated to them. Please make sure that all utilities are shown on the utility
plan.
Department: Electric Engineering
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
1. Light & Power has no issues with the proposed lot split. The comments below are for
information if the northern lot develops.
2. The existing property is served by a 25 kVA submersible transformer located between
3030 & 3024 W. Prospect Road. If a new residence is proposed on the northern lot, a
new service line would need to be extended from this location and the existing
transformer would need to be upsized to a 50 kVA transformer.
3. 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. For additional information on our renewal energy programs please visit the website
below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
5. If a residence is proposed on the northern lot, electric capacity fees, development fees,
building site charges and any system modification charges necessary to feed the site
will apply to this development. Please contact me or visit the following website for an
estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
6. 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.
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Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
1. No comments.
Department: Forestry
Contact: Freddie Haberecht, , fhaberecht@fcgov.com
1. 11/2/2022 INFORMATION ONLY
Are any trees going to be impacted with this project? If so please reach out to
Fhaberecht@fcgov.com to set up a tree inventory
No trees will be affected.
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Department: Fire Authority
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
1. FIRE APPARATUS ACCESS
Fire access is required to within 150 feet of all exterior portions of any building, or facility
ground floor as measured by an approved route around the perimeter. Any private alley,
private road, or private drive serving as a fire lane shall be dedicated as an Emergency
Access Easement (EAE) and be designed to standard fire lane specifications.
2. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30 feet in
height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final plans.
Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
Appropriate directional arrows required on all signs.
3. ACCESS TO BUILDING OPENINGS
An approved access walkway leading from fire apparatus access roads to the main
egress door of the building shall be provided on this site. The walkway shall be capable
of providing access for emergency personnel and equipment. Please provide details on
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site plan for the access walkway.
4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
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. The address numerals for any
commercial or industrial buildings shall be placed at a height to be clearly visible from
the street. They shall be a minimum of 8 inches in height unless distance from the street
or other factors dictate larger numbers. 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. Buildings, either individually or part of
a multi- building complex, that have emergency access lanes on sides other than on the
addressed street side, shall have the address numbers and street name on each side
that fronts the fire lane.
5. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is
required within 400 feet of any residential building as measured along an approved path
of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial
roadways are not considered accessible to the site.
The nearest existing hydrant is located at the Northeast corner of Prospect and
Overland.
6. INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development
plans and building plan reviews shall be designed according to the adopted version of
the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio
n/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
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Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
2. When submitting a replat is required for this property/project, addresses are not
acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin
the title/name. Please contact our office with any questions.
3. If aliquot corners are shown on the Subdivision Plat, current acceptable Monument
Records will be required.
4. Closure reports will be required for all Subdivision Plats & Easements submitted for review.