HomeMy WebLinkAboutVON VIHL HEIGHTS THIRD SUBDIVISION - BDR240007 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses (4)
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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/developmentreview
June 07, 2024
Brad And Maya Carlson
816 Colorado St
Fort Collins, CO 80524
RE: Von Vihl Heights Third Subdivision, BDR240007, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Von Vihl Heights Third Subdivision. If you have questions
about any comments, you may contact the individual commenter or direct your questions
through your Development Review Coordinator, Marissa Pomerleau via phone at (970)
416-8082 or via email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
06/03/2024: 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. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
06/03/2024: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
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provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Comment Number: 3
06/03/2024: 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-requiremen
ts-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.
Comment Number: 4
06/03/2024: 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/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
Comment Number: 5
06/03/2024: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
Comment Number: 6
06/03/2024: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
06/03/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 8
06/03/2024: NOTICE:
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
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appropriate time.
Comment Number: 9
06/03/2024: FOR FINAL APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures
(Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at www.fcgov.com.
Comment Number: 10
06/03/2024: FOR FINAL APPROVAL:
If the project is approved by the Director, there is a two-week appeal period
from the date of the decision. The project is not able to be recorded until it is
confirmed there are no appeals.
Comment Number: 11
06/03/2024: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
Department: Planning Services
Contact: Shawna Van Zee svanzee@fcgov.com 970-224-6086
Topic: General
Comment Number: 1
06/04/2024: FOR APPROVAL:
The minimum setback of every residential building is thirty (30) feet from any
arterial street right-of-way. Please make this adjustment on the site plan.
A 30’ setback shown from Prospect and Overland Trail. The setback from Overland trail has been shown
from existing ROW due to the potential of Overland getting downgraded and additional ROW not being
required. However, a note has been added to plans regarding the potential 12’ ROW dedication for
Overland in the future that may affect this setback.
Comment Number: 2
06/07/2024: FOR APPROVAL:
Please ensure that the lot area for each lot is correct on each plan set. It looks
like the square footage is not consistent across all plans.
UCDG Response: Lot square footage is matching on the plat and civil plans. Please let us know if there
are other plans where this is not the case. Site, civil and plat have matching numbers.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
06/04/2024: FOR FINAL APPROVAL:
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(Comment Update: Applicant wants to do 12 feet of ROW. ROW markups in the
utility plans and plat for reference) The only ROW we will need for this property
is marked up on the utility plans. Prospect will need 13.5 feet to reach the
needed 102 feet for a modified 4-Lane Arterial found in LCUASS. The
downgrading of Overland Trail that was previously discussed has not happened
yet. So we can either put in the DA that the owners of Lot 1 and 2 must dedicate
ROW on Overland Trail in the future if the street is to expand, or you could
dedicate 12 feet of ROW now and meet current LCUASS standards.
UCDG Response: The additional 12’ ROW dedication along Overland Trail has been removed and the
owner will work with the City to draft language in the DA that this ROW will be dedicated in the future, if
necessary.
Comment Number: 2
06/04/2024: FOR FINAL APPROVAL:
Is this development going to be constructing those service lines? I thought that
wasn't in the scope, but the utility plans are marking it like it's going to be built.
Please clarify.
UCDG Response: The utility services are planned for future construction and labels have been updated on
the latest plans.
Comment Number: 3
06/04/2024: FOR FINAL APPROVAL:
A professional engineer needs to create and sign the variance request. It should
be addressed to the City Engineer (Brad Buckman). The letter needs to explain
the issue and list the standards that are being requested be varied. The
professional engineer drafting the letter should determine and state that the
variance will not be detrimental to the public health, safety and welfare. In our
case, we have 2 variances - LCUASS 9.1.1(C) (driveway separation found in
LCUASS Table 7.3 for 2 lane arterials is 460-600 feet minimum, which is longer
than this whole block), and LCUASS
9.1.1(A) (no direct access onto arterials). More details on the variance request
can be found in LCUASS 1.9.4. If the engineer or anyone would like to go over
what was previously discussed regarding the City's position on allowing this
variance, please feel free to reach out.
UCDG Response: These variances have been drafted and submitted offline to the City.
Comment Number: 4
06/04/2024: FOR FINAL APPROVAL:
The 15-foot utility easement on the east is fine to remain public in order for
electrical work to extend to the new lot. But sanitary lines are private, so this
easement will also need to be a private dedication. We can some dedication
language and additions that will allow for private easement dedications on the
plat. Please reach out, and I can provide what is needed.
UCDG Response: A 15’ public and private utility easement has been shown on the east side for the new
sanitary, electric, and water services. THIS WAS CHANGED TO 17’ in final draft.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
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05/31/2024: INFORMATION:
Transportation Impact Study waived in Conceptual Review.
Comment Number: 2
05/31/2024: INFORMATION:
Access for the development of the lot 1 will be reviewed and should remain
consistent with the narrative to have the access as far north as possible to not
impact the signalized intersection of Overland and Prospect. This will need to
be reflected in the variance.
UCDG Response: This has been reflected in the variance and noted on the plans.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
05/13/2024: No Comment:
Replat and property subdivisions do not trigger Erosion Control submittals.
Please refer to the Fort Collins Stormwater Criteria Manual, Chapter 2 for
Erosion requirements for future development of this property.
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/erosion/
Department: Stormwater Engineering – Water Utilities
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 1
06/04/2024: FOR APPROVAL:
The ROW Engineering Dept may be revising the required ROW and easement
dedications with this project. In this event, please confirm that the following
minimum requirements are met:
a. The plat should provide a drainage easement for the existing public storm
main along the west side of the site. This should extend 15-feet each side of
the storm main. Overlap with ROW is sufficient for this requirement.
UCDG Response: A 15’ utility easement has been provided along the west ROW line which encompasses
the existing water, storm, and utilities in the area.
Comment Number: 2
06/04/2024: FOR APPROVAL:
The current elevations show that drainage from the existing southern lot would
drain onto the proposed northern lot. In addition, drainage appears to cross
this lot from properties east of the site (3030 W Prospect). As such the
following will be required:
a. A 10-foot drainage easement, centered on the lot line, between Lot 1 and
Lot 2 will need to be dedicated with this plat.
b. A 5-foot drainage easement, located along the southern edge of the
northern most property line, will need to be dedicated with this plat.
c. 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
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a professional engineer licensed in Colorado.
UCDG Response: A 10’ drainage easement has been added on the lot line between Lot 1 and Lot 2 and a
5’ drainage easement has been added on the north side of Lot 2.
Department: Water-Wastewater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 1
06/04/2024: FOR APPROVAL:
The ROW Engineering Dept may be revising the required ROW and easement
dedications with this project. In this event, please confirm that the following
minimum requirements are met:
a. The plat should provide a utility easement for the existing public water main
along the west side of the site. This should extend 15-feet both sides of the
water main. Overlap with ROW is sufficient for this requirement.
UCDG Response: A 15’ utility easement has been provided along the west ROW line which encompasses
the existing water, storm, and utilities in the area.
Comment Number: 2
06/04/2024: FOR APPROVAL:
Locate and show the existing water and sewer service for 3036 W Prospect Rd
on the plans.
UCDG Response: The existing sanitary service has been located and shown on the plans. The existing
water service has been shown as approximate, but the meter has been located and surveyed.
Comment Number: 3
06/04/2024: FOR INFORMATION:
*Updated Comment*
This area of Fort Collins has an overlap between two water providers, Fort
Collins Utilities Water (City) and ‘Fort Collins Loveland Water District’
(FCLWD). The existing building at 3036 W Prospect is served by Fort Collins
Loveland Water District (FCLWD) for domestic water.
There will be challenge to provide water to the new lot 1 (northern lot).
Unfortunately, the existing 12-inch City water main, on the east side of Overland
Trail, may not be used for water service. This water main is an interconnect
between pressure zones and has no other water taps on it. Water quality
problems may be encountered on this main and we will not accept service taps
on it.
The City is not willing to have service taps on the transmission main in Overland
Trail and neither is FCLWD.
The only option for water service for Lot 1 will be from the City main on south
side of Prospect.
For the current Plat project, a utility easement on Lot 2 will be required for this.
Please update the Utility plan showing how this will work. See redlines for
additional comments.
UCDG Response: The plans and plat have been updated to show the Lot 2 water service coming from the
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main on the south side of prospect with a private utility easement through Lot 1 for this water service to Lot
2.
Comment Number: 4
06/04/2024: FOR APPROVAL:
FOR APPROVAL:
*Updated Comment*
The proposed sewer service connection shown on the utility plans will need to
be reconfigured. The City will not accept another service into the “starter
manhole” located east of this site in Prospect Road. Options are:
a) The City performs a small capital project to extend the sewer main west in
Prospect Road. After this is done, the new lot may make a standard tap on a
sewer main. This option is preferred, but the timing of such a project is not
determined at the present time.
b) The existing sewer service, from 3036 W Prospect, may be turned into a
“combo-service” for both properties. This is not preferred and will require a
formal variance. This will also require a covenant agreement recorded against
both lots. This will state the joint ownership and maintenance requirements of
the private combination sewer service.
The issue for either of these options is timing and process. Ideally a covenant
agreement should be executed and recorded with the approval of this project.
The best path forward, to keep this project moving on a reasonable time, may
be to 1) write a development agreement that includes provisions for both sewer
service options listed above AND 2) file a covenant agreement for joint sewer
service that has a “self-extinguishing” provision for the scenario where separate
sewer services are constructed.
I know this is a bit complicated. Please follow up with me with questions. We
can work on these items at the time of the 2nd submittal.
UCDG Response: Coordination with City Wastewater has confirmed that no work will be completed to the
existing sewer main at the west end of Prospect and the City was open to a combo sanitary service. This
will require a variance which has been included with the submittal package. THIS HAS CHANGED. Latest
plan is to allow another service to existing starter manhole.
Comment Number: 5
06/07/2024: FOR INFORMATION:
Utility fee estimates can be obtained by contacting our Utility Fee group at
UtilityFees@fcgov.com .
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
06/04/2024: No comments.
Department: Forestry
Contact: Malesa Plumley mplumley@fcgov.com
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Topic: General
Comment Number: 1
06/04/2024: INFORMATION:
No comments.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
06/03/2024: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Comment Number: 2
06/03/2024: FOR APPROVAL:
Please add the following note to landscape plan general notes section. If no
landscape plan will be submitted, please add to site plan. Added to site plan
"The Developer, or its successor(s) in interest, shall be responsible for the
ongoing irrigation and maintenance of the landscaping located within the public
right-of-way along the portions of W. Prospect Road & S. Overland Trail that
abuts the Property as shown on the Final Development Plan Documents. This
obligation may be assigned to a home owners association duly constituted
pursuant to Colorado state law, however, should such home owners association
be dissolved, the obligation shall become that of the Developer or its
successor(s) in interest."
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
06/04/2024: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – 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. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. 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
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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.
Please add a note to the site plan indicating the homes will comply to the
addressing requirements.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
05/28/2024: The new property lines must be located at least 5ft from existing
structures for fire separation distance.
A permit is required for single family house construction and shall comply with
adopted codes as amended. Current adopted codes are:
• 2021 International Residential Code (IRC) with local amendments
• Colorado Plumbing Code (currently 2021 IPC) with local amendments
• 2023 National Electrical Code (NEC) as amended by the State of Colorado
• Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
• New 2024 buildings codes will be adopted in 2015.
• Please read the residential permit application submittal checklist for complete
requirements.
• Snow Live Load: Ground Snow Load 35 PSF.
• Frost Depth: 30 inches.
• Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
• Seismic Design: Category B.
• Climate Zone: Zone 5
• Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
• 5ft setback required from property line or provide fire rated walls & openings
for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for
fire sprinkled houses.
• Fire separation of 10ft between dwellings is required.
• Bedroom egress windows (emergency escape openings) required in all
bedrooms.
• For buildings using electric heat, heat pump equipment is required.
• A passing building air tightness (blower door) test is required for certificate of
occupancy.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
• New IRC code amendment R320 requires dwellings with habitable space on
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the 1st floor must provide a visitable bathroom and path to such.
• The roof must be provided with solar-ready zones at outlined in IRC appendix RB.
• Energy code requires short hot water supply lines by showing plumbing
compactness.
Stock Plans:
When the same residential buildings will be built more than once, a stock plan
design or master plan can be submitted for a single review and then built
multiple times with site specific permits. More information can be found in our
Stock Plan Guide at fcgov.com/building/res-requirements.php.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 3
05/30/2024: FOR APPROVAL:
Please add "Lot 2, Von Vihl Heights Third Subdivision" to the title block. See
markups.
UCDG Response: The project title has been updated accordingly.
Topic: Plat
Comment Number: 1
05/30/2024: FOR APPROVAL:COMPLETED
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Topic: Site Plan
Comment Number: 2
05/30/2024: FOR APPROVAL:COMPLETED
Please revise the title & legal description as marked. See markups.
Department: Outside Agencies – Xcel Energy
Contact: Donna George, Xcel Energy
Topic: General
Comment Number: 2
05/31/2024: INFORMATION:
See attached comment letter.
Department: Outside Agencies – Larimer County
Contact: Justin Currie, Larimer County Planning
Topic: General
Comment Number: 1
05/30/2024: INFORMATION:
Larimer County has no issues or concerns with this submittal.
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Department: Outside Agencies - FCLWD
Contact: Sam Lowe, FCLWD
Topic: General
Comment Number: 3
06/04/2024: INFORMATION:
Since the existing lot is not taxed by FCLWD, and we would prefer that the
COFC serves the new lot, FCLWD effectively has no comment regarding this
Subdivision. See attached markups.
UCDG Response: Comment responses have been provided on the markups provided by FCLWD.