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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 02/03/2025 \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 2025 February 3 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 fcgov.com Re: Minor Subdivision at 1900 & 1908 Harmony Drive Description of project: This is a request to adjust a lot line between 1900 and 1908 Harmony Drive (Parcel #s 873140514, 873140515). The applicant is requesting to move the property line between the two houses closer to 1900 Harmony Dr. Access is taken from Harmony Dr south of the properties. The site is approximately 0.13 mi west of S Timberline Rd and 0.30 north of E Harmony Dr. The property is located in the Urban Estate (U-E) zone district and is subject to a Minor Subdivision. Please see the following summary of comments regarding Minor Subdivision at 1900 & 1908 Harmony Dr. 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, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary DEVELOPMENT REVIEW COORDINATOR CONTACT: TODD SULLIVAN TSULLIVAN@FCGOV.COM 970-221-6695 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 reviews, 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! Acknowledged 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. Acknowledged Intermill Land Surveying 1301 N. Cleveland Ave. Loveland, Colorado 80537 (970) 669-0516 E-mail: lynn@intermill.net \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 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 Guyde 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. Acknowledged 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://.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. Acknowledged 5. As part of your submittal, a response to the comments provided in this letter is required. 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. Provide a detailed response for any coming asking a question or requiring an action. Any comment requested a response or requiring action by you with a response of noted, acknowledged, etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Acknowledged – Intermill Land Surveying, Inc. did not receive a copy of the Word format document after requesting said item. 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?1703783275 . 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 can be found at the link above. Acknowledged 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 PDFs. 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/sfdcarticles/Drawin g-text-appears-as-comments-in-a-PDF-created-by-AutoCAD.html . Acknowledged \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 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 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. Acknowledged 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 placed in the blue drop box located at the northwest 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 https://www.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. Acknowledged 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. Acknowledged 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. Acknowledged \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 12. Once your project has been formally reviewed by the City and you have received comments, please resubmit withing 180 days, approximately 6 months, to avoid the expiration of your project. Acknowledged 13. SUBMITTAL: After speaking with the Development Review Manager, it feels appropriate to have a Letter of Intent from the property owner of 1900 Harmony Drive submitted with the application. It is not necessary to have their signature on this document notarized or witnessed. They will be a signing party on the subdivision plat. Intermill Land Surveying, Inc. will procure a Letter of Intent from Ms. Linda Gorman at 1900 Harmony Drive to include in the initial submittal of this project and we acknowledge they will need to be a signing party on the subdivision plat. PLANNING SERVICES CONTACT: KAYLA REDD KREDD@FCGOV.COM 970-224-6086 1. ZONING: The property is located in the Urban Estate District (UE) zone district and is subject to the requirements of Article 2.1.2 of the Fort Collins Land Use Code (LUC). The Urban Estate District is intended to be a setting for a predominance of low-density and large-lot housing. Based on the information provided in the Conceptual Review, the project is subject to a Minor Subdivision. Acknowledged 2. LAND USE CODE: This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 5 General Development Standards. The entire LUC is available for your review on the web at https://www.fcgov.com/planning-development- services/files/article-5-general-development-and-site-design.pdf?1721227500 . Acknowledged 3. LOT SIZE: All new lots in the Urban Estate (UE) zone district shall be a minimum of half (1/2) an acre in size. Your project is proposing lots with areas which do not meet the lot size standard. A Modification of Standard Request will need to be submitted with your formal development proposal. Please see Division 6.8 of the LUC for more information on criteria to apply for a Modification of Standard. Intermill Land Surveying, Inc. acknowledges this comment and will put together a modification request. 4. LOT WIDTH: The lot width for a single-unit dwelling shall be a minimum of 100-feet. Please ensure that these lots are meeting the minimum lot width as set forth in the LUC, or a modification will be required. Intermill Land Surveying, Inc. acknowledges this comment and if lot width does not meet this requirement, we will put together a modification request. 5. SETBACKS: In the UE zone district, the minimum side setback standard is 20 feet. Your proposal is not meeting the side setback requirements. If this proposal is unable to satisfy the development standards set forth in the LUC, a modification will be required. Intermill Land Surveying, Inc. acknowledges this comment and if setbacks do not meet this requirement, we will put together a modification request. DEPARTMENT: HISTORIC PRESERVATION CONTACT: JIM BERTOLINI JBERTOLINI@FCGOV.COM 970-416-4250 1. NO HISTORIC REVICE REQUIRED: This proposal does not require historic review because there are not designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Understood \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx DEPARTMENT: ENGINEERING DEVELOPMENT REVIEW CONTACT: TIM DINGER TDINGER@FCGOV.COM 970-XXX-XXXX 1. INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. Intermill Land Surveying, Inc. acknowledges all of the INFORMATION comments in this section and will not comment on each individual one unless it’s necessary to do so. 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 . 3. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curb 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. 4. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the side, 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. 5. INFORMATION: Location and design of bicycle improvements are determined by the Active Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the https://fcgov.com.maps.arcgis.com/apps/webappviewer/index.html?id=21f8371afffd4b339ce7bcbdb6b2 7585 . Any frontages not shown should default to LCUASS standards. 6. 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 . Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to the LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. 7. 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: https://www.fcgov.com/engineering/devrev.php . Intermill Land Surveying, Inc. will add the 9-foot-wide Utility Easement to the frontages of both lots involved in this Minor Subdivision 8. INFORMATION: Utility Plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. 9. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on site. \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 10. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 11. 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. 12. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. 13. INFORMATION: Doors are not allowed to open out into the right-of-way. 14. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way, and if placed just being the right-of-way, need to be placed so that when bikes 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 area will be required to be provided to the City as a part of the Development Construction Permit application. 16. INFORMATION: Developments often require review from other external agencies and property owners. If there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated with the development of this stie, 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 . Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. 17. SITE SPECIFIC: Your description of work proposal states “NO STRUCTURE TO BE BUILT AT THIS TIME.” What is the purpose of moving this lot line? Are you planning to build here in the future? Moving the lot line seems like it could create a lot of conflicts with setbacks and easements. The purpose of moving this lot line is to better reflect the years of occupation by both parties. 18. SITE SPECIFIC: If approved by the City, this replat/lot line adjustment would need to be signed by your neighbor who’s lot line is being moved. Intermill Land Surveying, Inc. acknowledges this comment and will have signature lines for all landowners on the Minor Subdivision plat. \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 19. SITE SPECIFIC: Looking at Google Maps, it seems like you already use this area to access the shed in your backyard and possibly store a trailer/flatbed. Perhaps just an access agreement would be more appropriate than changing the lot lines if this is the intended use? It is Intermill Land Surveying, Inc’s understanding that the property owner / applicant wishes to go with a Minor Subdivision instead of creating an access agreement between the current landowners. DEPARTMENT: TRAFFIC OPERATIONS CONTACT: STEVE GILCHRIST SGILCHRIST@FCGOV.COM 970-224-6175 1. INFORMATION: The subdivision/platting of these lots would not require the submittal of a Transportation Impact Study. TIS waived. Acknowledged and thank you DEPARTMENT: EROSION CONTROL CONTACT: ANDREW CRECCA ACRECCA@FCGOV.COM 970-XXX-XXXX 1. INFORMATION: 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 https://www.fcgov.com/erosion . Based upon this project type, the 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 and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. Intermill Land Surveying, Inc. does not foresee any erosion control issues as there is not any construction planned with this project. DEPARTMENT: STORMWATER ENGINEERING CONTACT: DEREK LUTZ DLUTZ@FCGOV.COM 970-221-6339 1. No site improvements (site specific comment): 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 at WaterUtilitiesEng@FCgov.com or (970) 224-6191 if site improvements are anticipated. Acknowledged and thank you DEPARTMENT: WATER-WASTEWATER ENGINEERING CONTACT: DEREK LUTZ DLUTZ@FCGOV.COM 970-221-6339 1. No site improvements (site specific comment): No changes to the existing water or wastewater infrastructure are indicated in the application. Based on this, there are no requirements. Please contact Watter Utilities Engineering at (970) 224-6191 or WaterUtilitiesEng@FCgov.com if this is incorrect or if plans change. Acknowledged and thank you DEPARTMENT: ELECTRIC ENGINEERING CONTACT: DANIEL PALUZZI DPALUZZI@FCGOV.COM 970-XXX-XXXX 1. SITE SPECIFIC: There is a transformer vault on the current property line between 1900 and 1908 Harmony Dr. Please be aware that if you plan on extending the driveway or doing anything like that with the new property that the transformer and any electric facilities associated with it will have to move at the expense of the developer, which could be costly to the project. Intermill Land Surveying, Inc. acknowledges this comment. To the best of our knowledge, there is not a plan to move the transformer. \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx 2. SITE SPECIFIC: The service wire to 1900 Harmony Dr is routed from the current property line. The movement of this lot line will require that a utility easement be obtained for the service wire to 1900 Harmony Dr to route through 1908 Harmony Dr’s newly obtained property. The new plat will need to show the utility easement. Intermill Land Surveying, Inc. acknowledges this comment and will show a utility easement for the service wire to 1900 Harmony Dr on the plat. 3. INFORMATION: You may contact Daniel Paluzzi with project engineering if you have questions. dpaluzzi@fcgov.com . You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 . Acknowledged DEPARTMENT: ENVIRONMENTAL PLANNING CONTACT: CLINT ANDERS CANDERS@FCGOV.COM 970-XXX-XXXX 1. INFORMATION: No comments on the lot line adjustments. Acknowledged 2. INFORMATION: If the site is further developed, plans must be designed and arranged to be compatible with the adjacent habitat features per LUC Article 5.6.1. Acknowledged DEPARTMENT: FORESTRY CONTACT: MALESA PLUMLEY MPLUMLEY@FCGOV.COM 970-XXX-XXXX 1. Forestry has no comments. DEPARTMENT: PARK PLANNING CONTACT: MISSY NELSON MNELSON@FCGOV.COM 970-XXX-XXXX 1. No comments from Park or Park Planning and Development, thanks! DEPARTMENT: FIRE AUTHORITY CONTACT: ERIKA SEELING ERIKA.SEELING@POUDRE-FIRE.ORG 970-XXX-XXXX 1. PFA has no comments for the proposed move of the property line. Any future builds will need to meet Access, Addressing and Water requirements of the International Fire Code. 2. Additional information: 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-prevention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org PLAN REVIEW SUBMITTAL When you submit for your building permit through the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at: https://www.poudre-fire-org/online-services/contractors-plan-reviews-and- permits/new-building-plan-review-application \\Efp\pdt\CDNS\Planning\Project Submittal Documents\Harmony Drive Minor Subdivision\4_Submittal\Round_1\1_CMNT_RESPONSE_Subdivision at 1900 & 1908 Harmony Dr_BDR_Rd1.docx DEPARTMENT: BUILDING CODE REVIEW CONTACT: RUSSELL HOVLAND RHOVLAND@FCGOV.COM 970-416-2341 1. The new property line must be located at least 5ft from all existing structures or fire separation construction and a building permit will be required. Intermill Land Surveying, Inc. acknowledges this comment. The lot line is being relocated to follow the existing fence line on 1900 Harmony Dr and better reflect occupation lines between the two properties. 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. Intermill Land Surveying, Inc. acknowledges this comment. We are tying into the Horizontal Network only since this is a Minor Subdivision and there will not be any design documents. 2. When submitting a replat for this property/project, the title/name may not begin with address in numeral form. Address numbers must be spelled out. Please contact our office with any questions. Intermill Land Surveying, Inc. acknowledges this comment. We do not have a final name, yet, but will ensure we follow this guideline. 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. Intermill Land Surveying, Inc. acknowledges this comment and will provide Monument Records 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. Intermill Land Surveying, Inc. acknowledges this comment and will provide a closure report with Round 1 submittal.