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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 09/19/2025 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 September 19, 2025 Gracy Weil Graceland Research and Consulting 3356 Locust Street Denver, CO 80207 Re: Minor Subdivision at 4914 Clarendon Hills Drive Description of project: This is a request to combine 3 lots into two off of Clarendon Hill Drive. ( parcel #s 9602220001, 9602220002, 9602220003). The applicant is request to split Lot 2 and allocate a portion to Lot 1 and a portion to Lot 3. Access can be taken from Clarendon Hill Drive. The property is approximately 0.04 mi east of S Shields St and approximately 0.30 mi south of Harmony Ave. The site is located in the Low Density Residential (R-L) zone district and is subject a Minor Subdivision. Please see the following summary of comments regarding Minor Subdivision at 4914 Clarendon Hills Drive. 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 phone at 970-221-6695 or 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 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. 2 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 requesting 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/electronicsubmittalrequirementsandfile naming-standards_v1_8-1-19.pdf?1736463712 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 2_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. 7. Please note that addresses are not permitted to be included in the name of a project or in the title of a plat. This ensures clarity and consistency in the naming conventions for all related documents and plans. 8. 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 9. 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. 10. 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. 11. 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. 12. 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. 4 13. The Land Use Code can change over time, so it is important to keep your project up to date. A conceptual review is good for one year. If you are planning to submit for formal review more than a year after your conceptual review, you will need to meet with staff to see if another conceptual review would be required before moving forward. 14. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Benjamin Hulberg bhulberg@fcgov.com 1. INFORMATION: This site falls within the Low Density Residential (RL) zone district. RL requires a minimum lot size of 6,000 square feet (or three times the total floor area of all buildings excluding an Accessory Dwelling Unit) and a minimum lot width of 60'. The two proposed lots both appear to exceed these minimum lot size and width requirements. 2. INFORMATION: Single Unit Detached Dwellings and Accessory Dwelling Units (ADUs) are permitted residential uses in RL. Up to two units, consisting of one Single Unit Dwelling and one ADU, are allowed per lot in RL. 3. INFORMATION: Relevant dimensional standards for a detached house in RL include: -18' maximum driveway width -20' front setback -15' rear setback -5' side interior setback -28' maximum building height for a detached house and ADU -Street-facing garages must be recessed at least 4' behind the front facade of the house For more information on these standards, please see Sections 2.1.4 and 3.1.7 of the Land Use Code. Department: Engineering Development Review 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. 5 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: 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 6 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: Will all of the existing easements remain onsite? If not, easement vacations can be done through the replat of the lots, or through separate document. More information on vacations by separate document can be found here: https://www.fcgov.com/engineering/devrev#cb-38309-6601. The engineering department will require that a minimum 9-ft utility easement remains adjacent to Clarendon Hills Drive. Other departments or external agencies may have other requirements on easements that MUST remain. No easement can be vacated if there are existing utilities located in the easement, unless the utilities are moved prior to • easement vacation. There is a drainage easement currently along the lot line separating Lot 2 and Lot 3. That easement will be vacated with the new plat and a new drainage easement dedicated on the new lot line. 7 18. SITE SPECIFIC: According to the Larimer County Assessor, each of these lots is owned by different people/entities. Each property owner will be required to sign the replat at the time of approval. – Property owners are aware that their signatures will be required at time of approval. 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, 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. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: The replatting of these lots would not trigger the requirement of a Transportation Impact Study according to the City of Fort Collins guidelines within chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 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 www.fcgov.com/erosion Based upon this project type, Lot Line Changes and Re-Plats 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 (including area of disturbance, proximity to sensitive habitat i.e. riparian area or wetland and if the project is part of a common plan of development or sale) and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. Department: Stormwater Engineering – Water Utilities Contact: Matthew Kapp mkapp@fcgov.com 2. EXISTING LOT LINE DRAINAGE EASEMENTS (site specific comment): There are existing drainage easements along the shared lot lines (5 -FT on each side). It is recommended that these drainage easements be vacated, and new drainage easements be dedicated along the proposed lot line. It is acceptable to leave the existing drainage easements as is, but no fences, sheds, etc. are allowed to be located on easements. - There is a drainage easement currently along the lot line separating Lot 2 and Lot 3. That easement will be vacated with the new plat and a new drainage easement dedicated on the new lot line. 8 3. INFORMATION: There are no further concerns with the subdivision; however, this subdivision approval does not include any approval of new development, or new buildings, on the created lots. Department: Water-Wastewater Engineering Contact: Matthew Kapp mkapp@fcgov.com 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 developmentreview@fclwd.com for development requirements. This project site is located within the South Fort Collins Sanitation District for wastewater service. Please contact them at engineering@sfcsd.net for development requirements. – We are aware of the water and sanitation district requirements. Department: Light & Power Contact: Doug Dominick ddominick@fcgov.com 1. INFORMATION: It is the understanding of Light and Power that this minor subdivision will not cause a change to the electric capacity needs or the location of our facilities. If this an incorrect understanding or if plans change, please contact me directly at ddominick@fcgov.com or (970)224-6087. Thank you. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com 1. SITE SPECIFIC: This replat does not appear to be changing any lot lines along the Natural Habitat Buffer Zone (NHBZ) directly north, near the ditch. Environmental Planning has no comments as long as there are no encroachments or adjustments to the boundary of Tract A (north of lots 1,2,3) since Tract A is largely NHBZ. – Correct Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. Forestry has no comments at this time. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. Poudre Fire Authority has no comments on the request to combine three lots into two. Any future development will need to comply with site Access, Addressing and Water requirements of the International Fire Code. 2. ACCESS FIRE APPARATUS ACCESS – Amendment 503.1.1 An approved Emergency Access Easement (EAE) road is required within 150 feet of all exterior portions of any building and facility measured by an approved route around the perimeter, this includes any private ally, private roads or drive aisles serving as a fire 9 lane. The distance may be increased to within 300 feet if the building contains an authorized sprinkler system or is a Group U occupancy. In addition, aerial apparatus access requirements are triggered for buildings more than 30' in height. 3. ADDRESS Premises Identification: Amendment 505 Buildings and properties shall be clearly displayed and easily identifiable for emergency services. -Address must be clearly visible from the fronting road. -Address characters shall contrast with their background. -Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. -One- and two-family dwellings shall have a 4” minimum height with a ½” minimum stroke width and must be located at a minimum height of 22” above grade. *If bronze or brass numerals are used, they must be posted on a black background for visibility (Amendment 505.1.3). -Commercial or industrial buildings shall be placed at a height visible from the fronting road. Distance and number/ letter height shall be determined by Amendment Table 505.1.2(Amendment 505.1.2). -Campus addressing: Multiple- building complexes that have a single street address for the entire complex shall use numeric or alphabetic characters for individual building identification AND building identification must be assigned in a clockwise sequential order beginning at the main entrance of the complex (Amendment 505.1.9) -Multiple address postings (individual or multi-building complex’) that have emergency access lanes on sides other than the main address side, must provide address numbers and street name on each side that fronts a fire lane (Amendment 505.1.6). -Unit Identifiers for buildings with multiple units shall be provided with individual unit numbers in sequential order. Interior identifiers must be at least 2” in height and have a minimum 1/4 “ stroke. Exterior identifiers must be at least 4” in height and have a minimum ½” stroke. First floor units must be identified with 100 or 1000 series, second floor units with 200 or 2000 series and higher floors must follow the same sequence (Amendment 505.1.5). -Monument signs may be used in place of address numbers and letters if approved by the Fire Code Official (505.1.4). 4. WATER SUPPLY The intent is to provide enough water, where it’s needed, and that PFA can access the water to adequately put fires out (IFC 507). A water supply shall consist of pressure tanks, elevated tanks, water mains or other fixed systems capable of providing fire flow requirements (Amendment 507.2). WATER SUPPLY - Residential Fire hydrant spacing and flow shall 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 all portions of a residential building (Group R -3, one- and two- family dwellings and Group U occupancies), measured from the fire hydrant along an approved fire apparatus access road to the building. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. 5. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2024 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of 10 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 6. 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. – no building permits required Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. The new propertyl line locations must be located a min of 5ft from existing residential buildings. 2. 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 early 2026. • 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 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. 11 • Energy code requires short hot water supply lines by showing plumbing compactness. 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 aliquot corners are shown on the Subdivision Plat, 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.