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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/06/2024 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 06, 2024 Mason Smith St. Peter Lutheran Church 4610 Hogan Drive Fort Collins, CO 80525 Re: Minor Subdivision at 4660 Hogan Description of project: This is a request to subdivide one (1) lot into two (2) lots at 4660 Hogan Dr (parcel # 9601266901). The applicant is proposing to subdivide the lot to separate the single unit home from the church property. Access is taken from Hogan Dr to the west. The site is approximately 0.37 mi east of S College Ave and directly south of E Harmony Rd. The property is located in the Urban Estate (UE) District and subject to a Minor Subdivision Review. Please see the following summary of comments regarding Minor Subdivision at 4660 Hogan. 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, Seth Goldstein email at sgoldstein@fcgov.com. Comment Summary Development Review Coordinator Contact: Seth Goldstein sgoldstein@fcgov.com 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. The proposed development project is subject to a Basic Development Review (BDR). Notice will be mailed This review is an internal administrative process, and the Director (or their designee) will make the final decision without a public hearing. The proposed development project is subject to a Basic Development Review (BDR). NOTICE This means that an internal administrative process is used to approve the development plan, and the final decision will be made by the Director, or their designee. There will be no public hearing, and once the Director issues a decision, the review process is considered complete. 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, 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 comment asking a question or requiring an action. Any comment requesting 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]. 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 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. 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 3 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. 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 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 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. 4 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. 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. 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 a new lot with an area of approximately .32 acres which does 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. The lot size as drawn now is .357 acres which is under the half acre requirement. Currently in that subdivision there are six or seven properties that don’t meet that requirement as well. We will have to apply for a Modification of Standard. If you would be able to send me what we have to fill out for that or an example of what that looks like I will gladly get that applied for. 4. SETBACKS In the UE zone district, the minimum rear setback standard is 25 feet and the minimum side setback standard is 20 feet. Your proposal is neither meeting the rear or side setback requirements. If this proposal is unable to satisfy the development standards set forth in the LUC, a modification will be required. We will have to go for a modification. Talking when we had this meeting Russ with building stated the new setback for residential are met with existing conditions, including the location of the church. Houses must be 15 feet from commercial buildings and we currently have a 17’+ setback from the south portion of the church. Let me know what we need to do for this modification. 5. WALKWAY CONNECTION What is your plan with the walkway which connects the two lots? The walkway will be removed once the house is for sale or is no longer in association with the church. As long as the church is in ownership of the parsonage (typically teachers or pastors live there) we will keep the sidewalk. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the 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 5 Contact: Tim Dinger tdinger@fcgov.com 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. 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, 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. 4. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. 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 following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html? id=21f8371afffd4b339ce7bcbdb6b27585. 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: http://www.fcgov.com/engineering/devrev.php 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 the site. 10. INFORMATION: 6 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 behind 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 areas 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 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. 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: A new subdivision plat will be required to be submitted for this lot split. The plat must be created by a Professional Land Surveyor licensed in the state of Colorado. All existing and proposed easements, right-of-way (ROW), lot lines, etc., must be shown on the plat. 18. SITE SPECIFIC: Harmony Road is classified as a 6-lane arterial road by the City's Master Street Plan 7 along this property's frontage. Therefore, you are required to provide a half-ROW of 70.5 feet, per LCUASS Figure 7-1F. From the current plat, it looks like you only have 50 feet of ROW provided. The new plat must dedicate an additional 20.5 feet of ROW, and a 15-foot utility easement adjacent to the newly-dedicated ROW line. The church is fine with the expansion of easement. It looks like the plat currently drawn only shows a 50’ ROW. If I need to send back to King Surveyors so they can detail the 70.5 ROW I can certainly do that. Department: Traffic Operations Contact: Shawn Mellinger smellinger@fcgov.com 1. With this only being a subdivision, Traffic has no comments at this time. Please reach out if you have any questions. TIS waived. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & 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. Department: Stormwater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 2. Potential Drainage Easement: If stormwater runoff from one proposed lot will flow onto the other proposed lot, then a drainage easement will be required. The church does have one, maybe two, down spouts that drains to the south towards the parsonage. There is grade that prevents the water from draining to the parsonage. If that is not satisfactory we can create drainage easement. 3. No site improvements (site specific comment): No improvements or increases in impervious area are indicated in the application, so there are no Stormwater requirements. Please contact the Water Utilities Engineering WaterUtilitiesEng@FCgov.com if site improvements are anticipated. Department: Water-Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 1. Other District (site specific comment): This project site is located within the Fort Collins Loveland Water District for water service. Please contact them at (970) 226-3104 for development requirements. Both, water and sewer is already separated from the church and the house has its own tap and sewer. Nothing is changing on this end and no action was advised from Fort Collins Loveland Water or South Fort Collins Sanitation. 8 This project site is located within the South Fort Collins Sanitation District for sewer service. Please contact them at engineering@sfcsd.net for development requirements. Department: Light & Power Contact: Daniel Paluzzi dpaluzzi@fcgov.com 1. INFORMATION: It is our understanding that this re-plat will not affect the current electrical service or require any electrical system modifications. If the re-plat does affect our electrical facilities that currently feed the site, please reach out as this will require certain fees that will apply. 2. INFORMATION: You may contact Daniel Paluzzi with project engineering if you have questions. Dpaluzzi@fcgov.com. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. No comments on subdividing. Department: Forestry Contact: Malesa Plumley mplumley@fcgov.com 1. No comments on the subdivide. Department: Poudre Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. PFA has no comments for the proposed subdividing of one lot into two lots. Any future builds on either property would require compliance with the International Fire Code. 2. 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 3. PLAN REVIEW SUBMITTAL When you submit for your building permit though 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-b uilding-plan-review-application. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. Any new property lines must be located a minimum distance from existing buildings to 9 provide the required fire separation distance required by code. 5ft min for houses and typically 10ft min for commercial (church). See section 705 in the IBC. 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 a 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 has aliquot corners shown, 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.