HomeMy WebLinkAboutBDR FOUR-PLEX, 621 S. MELDRUM ST. - PDP120030 - SUBMITTAL DOCUMENTS - ROUND 1 -Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
November 13, 2012
Jeff Eggleston
2519 Ridge Creek Rd.
Fort Collins, CO 80528
Re: 621 S Meldrum
Description of project: This is a request to scrape an existing single family home and construct a 4-plex at
621 South Meldrum Street (Parcel # 9714111011). Each of the four units will be approximately 1,200 square
feet, and the overall building 4,800 square feet. The lot is zoned Neighborhood Conservation, Buffer District
(N-C-B) and falls within the TOD Overlay Zone. Multi-family dwellings are permitted subject to an
administrative (Type 1) review.
Please see the following summary of comments regarding the project request referenced above. 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, you may contact the individual commenter or direct your questions through the Project
Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Zoning echo's the comments made by Current Planning.
Land Use Code (LUC) 3.2.1 Requires that a Landscaping plan be provided that includes tree mitigation
as approved by the City Forester (see section for more details).
Response: The provided landscape plan indicates existing trees and how they are to be mitigated. We have
had an on-site meeting with the City Forester to evaluate the existing trees.
LUC 3.2.4 This section requires a lighting plan which includes a Photometric site plan and catalog cut
sheets for fixtures (see section for more details).
Response: A lighting plan is provided with the PDP sunmittal.
LUC 3.2.5 This is section requires that adequate sized enclosure for trash and recycling be provided
that is constructed on a concrete pad and 20ft away from a public sidewalk. Also designed with walk-in
access without having to open the main service gate.
Response: The trash enclosure has a walk-in access. Trash and recycling enclosure elevations have been
included with the PDP submittal.
2. LUC 3.2.2(K) if any off street parking is provided at least one of those spaces is required to be an
Accessibility space that is van accessible.
Response: One van-accessible space is provided.
3. Site, landscape, and elevation plans shall indicate mechanical/utility equipment (vents, flues, conduit,
meters, ac units, transformer...) and notes on how such equipment will be screened/painted.
Response: Acknowledged. The building elevations has a note to address this comment.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in
Meldrum.
Response: Acknowledged
2. The existing water service to the property is a ¾-inch service which is not adequate for a four-plex. This
project will be responsible for abandoning the existing ¾-inch service and installing a 1-inch.
Response: The plans show the removal of the existing 3/4 –inch tap and the installation of a 1-inch water
service.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Response: Acknowledged
4. Development fees and water rights will be due at building permit. Credit will be allowed for the existing
single family water and sewer services.
Response: Acknowledged
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. It is important to document the existing impervious area since drainage requirements and fees are
based on new impervious area. An exhibit showing the existing and proposed impervious areas is
required.
Response: The existing impervious area has been documented.
2. A drainage and erosion control report and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four-step
process for selecting structural BMPs. The erosion control requirements are in the Stormwater Design
Criteria Section 1.3.3. If you need clarification concerning this section, please contact the Erosion
Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. If there is less than one half acre
of disturbance the Erosion Control Inspector may waive some of the requirements.
Response: A drainage and Erosion Control Report has been prepared and submitted with this Submittal.
3. Water quality treatment is provided for this site in the Udall Natural Area water treatment facility.
However onsite water quality treatment is encouraged as described in the Urban Storm Drainage Criteria
Manual, Volume 3 - Best Management Practices (BMPs).
Response: Runoff from the front half of the site will utilize water quality within Udall Natural Area. Runoff from
the back portion of the site will receive water quality through an extended detention area.
4. The Arthur Irrigation Ditch crosses the property. All improvements must be 10 feet away from both
sides of the ditch. If you have questions concerning the ditch contact the President, Mark Taylor at
416-2494 or mtaylor@fcgov.com. He must approve the construction plans prior to Stormwater approval
of the plans.
Response: An easement has been created for the Arthur Irrigation Ditch.
5. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City’s web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area or a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria.
Response: Acknowledged
6. The design of this site must conform to the drainage basin design of the Old Town Master Drainage
Plan as well the City's Stormwater Criteria Manual.
Response: Acknowledged
7. At the conceptual review meeting a new drawing was shown that proposed parking over the Arthur
irrigation ditch which is a concern for the ditch company. Also during a site visit it was noted that there is
a concrete slab crossing diagonally across the property. That is the top of the ditch so it is easy to
locate. The concern is that the ditch is not structurally sound enough to carry continuous automobile or
especially truck traffic loads. Either the ditch will need to be replaced with a box culvert or a structural
engineer needs to certify that it is structurally sound to take the loads. It is the experience of the Ditch
Company that the ditch section cannot take the traffic loads which is why many street crossings of the
ditch have been and are being replaced.
Response: The parking lot over the ditch section has been removed.
8. Also during the site visit I noticed that the storm drain in the alley that discharges into the Arthur Ditch
is taking flow from an inlet to the south at the alley intersection and even though the pipe flow is to the
north, the surface of the alley flows to the south. I don't think this storm drain will be useful to this project
even if it was allowed since the alley it the high side of the development site. (Discharges of runoff into
irrigation ditches has not been allowed since 1984)
Response: Through conversation with Mark Taylor, he has allowed us to discharge continuated runoff from the
on-site detention pond to the existing inlet structure.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
1. 1.9/28/12: No comments
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
1. In May 2012, this property was reviewed for its eligibility for Landmark designation by the CDNS Director
and LPC Chair, per Municipal Code Section 14-72. The property was not found to be eligible for
Landmark designation and requires no further historic preservation review.
Response: Acknowledged.
2. The Design Assistance Program pays for up to $2,000 each year, for the design of alterations, additions,
or new construction located in the Eastside and Westside Neighborhoods (roughly, north of Prospect,
and between Taft and Lemay). The owner selects from the Design Assistance Program Consultant’s
Master List, and the design must meet the requirements of the city’s building codes. This assistance is
available to anyone, regardless of the building’s age or eligibility for designation.
Response: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE SPRINKLER SYSTEM
This Group R occupancy will require an approved NFPA 13R sprinkler system to be installed.
2. FIRE HYDRANT
The building shall be located within 400 feet of a fire hydrant.
3. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
Response: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
4. SMOKE DETECTORS
Required
Response: Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to
determine the status of the existing trees and any mitigation requirements as the result of development
impacts.
Response: The provided landscape plan indicates existing trees and how they are to be mitigated. We have
had an on-site meeting with the City Forester to evaluate the existing trees.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and
using less water.
Response: Acknowledged.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
Response: Acknowledged.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Response: Acknowledged.
3. 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.
Response: Acknowledged.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
Response: Ward Stanford was contacted and a traffic study will not be required for this project.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Acknowledged.
6. This project is responsible for dedicating additional right-of-way and easements that are necessary for
this project.
Response: No Additional ROW is required along Meldrum
7. Construction plans will be required.
Response: Acknowledged.
8. A Development Agreement is required and will be recorded once the project is finalized with recordation
costs paid for by the applicant.
Response: Acknowledged.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Acknowledged.
10. Depending on the existing condition of the alley behind and adjacent to the property, alley
improvements may be required with the project. A site meeting can be scheduled to determine if alley
improvement will apply.
Response: Acknowledged.
11. LCUASS parking setbacks (Figure 19-6) may apply depending on the design of the parking in the rear of
the lot off of the alley. Contact me for more information
Response: We will be requesting a variance for the parking setback on the alley.
Department: Electric Engineering
Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com
1. Project is subject to electric development charges and system modification charges
Response: Acknowledged.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. The proposed multi-family dwelling use is permitted, up to four (4) units where structural additions or
exterior alterations to the existing building are proposed, or the dwellings are to be constructed on a lot or
parcel which contained a structure on October 25, 1991, provided that such multi-family dwelling is located
within a street-fronting principal building.
Response: Acknowledged.
2. Density- Minimum lot area shall be equivalent to the total floor area of the building(s), but not less than five
thousand (5,000) square feet. For the purposes of calculating density, "total floor area" shall mean the total
gross floor area of all principal buildings as measured along the outside walls of such buildings, including
each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory
building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second
story having a ceiling height of at least seven and one-half (7½) feet located within any such accessory
building located on the lot. (Open balconies and basements shall not be counted as floor area for
purposes of calculating density).
Response: Acknowledged.
3. Floor Area Ratio (FAR): Lots are subject to a maximum FAR of thirty-three hundredths (0.33) on the rear fifty
(50) percent of the lot as it existed on October 25, 1991.
Response: Acknowledged.
4. Minimum lot width shall be forty (40) feet for each single-family and two-family dwelling and fifty (50) feet for
each other use. A request for a Modification of Standard will be required for the 49' lot width at this project
location.
Response: Acknowledged.
5. Minimum front yard setback shall be fifteen (15) feet. Setbacks from garage doors to the backs of public
walks shall not be less than twenty (20) feet.
Response: The front yard setback is shown at 14 feet based on the existing contextual setback.
6. Minimum rear yard setback shall be five (5) feet from existing alley and fifteen (15) feet in all other
conditions.
Response: We meet the minimum rear yard setback as there is parking on the rear of the lot.
7. Minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of a wall or
building exceeds eighteen (18) feet in height, such portion of the wall or building shall be set back from the
interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction
thereof of wall or building height that exceeds eighteen (18) feet in height. Minimum side yard width
shall be fifteen (15) feet on the street side of any corner lot.
Response: Acknowledged.
8. Maximum building height shall be three (3) stories for the primary building.
Response: The building is 2 stories
9. All exterior walls of a building that are greater than six (6) feet in length shall be constructed parallel to or at
right angles to the side lot lines of the lot whenever the lot is rectilinear in shape.
Response: Acknowledged.
10. The primary entrance to a dwelling shall be located along the front wall of the building, unless otherwise
required for handicap access. Such entrance shall include an architectural feature such as a porch, landing
or portico.
Response: All units have recessed entries with 1-story porch roof elements.
11. Accessory buildings and attached garages shall have a front yard setback that is at least ten (10) feet
greater than the front setback of the principal building that is located on the front portion of the lot.
Response: Acknowledged.
12. A second floor shall not overhang the lower front or side exterior walls of a new or existing building.
Response: Acknowledged.
13. Front porches shall be limited to one (1) story, and the front facades of all single- and two-family dwellings
shall be no higher than two (2) stories, except for carriage houses and accessory buildings containing
habitable space, which shall be limited to one and one-half (1½) stories.
Response: All units have recessed entries with 1-story porch roof elements.
14. The minimum pitch of the roof of any building shall be 2:12 and the maximum pitch of the roof of any
building shall be 12:12. Additionally, the roof pitch of a dormer, turret or similar architectural feature may
not exceed 24:12 and the roof pitch of a covered porch may be flat whenever the roof of such a porch is
also considered to be the floor of a second-story deck.
Response: Minimum roof slope on project is 3:12 pitch.
15. The exterior eave height of an eave along a side lot line shall not exceed thirteen (13) feet from grade for a
dwelling unit located at the rear of the lot or an accessory building with habitable space.
Response: Does not apply to this project.
16. If a second story has an exterior wall that is set back from the lower story's exterior wall, the eave height
shall be the point of an imaginary line at which the upper story's roofline (if extended horizontally) would
intersect with the lower story's exterior wall (if extended vertically). (See illustration contained in Division
4.7.)
Response: Does not apply to this project.
17. A maximum of forty (40) percent of the front yard of a lot may be covered with inorganic material such as
asphalt or cement concrete, paving stone, flagstone, rock or gravel.
Response: Acknowledged.
18. In the N-C-B Neighborhood Conservation Buffer District, permanent open off-street parking areas shall not
be located any closer to a public street right-of-way than the distance by which the principal building is set
back from the street right-of-way. This provision shall not be construed to preclude temporary parking in
driveways.
Response: Acknowledged. Does not apply to this project.
19. Whenever a lot has frontage along an alley, any new off-street parking area located on such lot must obtain
access from such adjoining alley; provided, however, that such alley access shall not be required when a
new detached garage is proposed to be accessed from an existing driveway that has a curbcut along a
public street, or when alley access is determined by the City Engineer to be a hazard to persons or
vehicles.
Response: Acknowledged. We don’t have this condition.
20. No existing lot may be further subdivided in such manner as to create a new lot in the rear portion of the
existing lot.
Response: Acknowledged. The plat shows one lot.
21. Refer to Section 3.2.1 for site and parking lot landscape standards when developing your proposed site
plan.
Response: Acknowledged.
22. Replacement trees must be provided for significant existing trees that are not feasible to be retained.
Provide existing tree information per the PDP checklist. The applicant is required to schedule an on site
meeting with the City Forester and project Planner prior to submittal of the PDP plan.
Response: We met with the City Forester and determined that one tree will need to be mitigated, which is shown
on the landscape plan.
23. Bicycle parking must be provided, one per bedroom, with 60% of the parking to be enclosed, 40% in
fixed racks.
Response: We have 12 bike parking spaces – 7 spaces are covered and 5 spaces are in fixed racks.
24. This project is within the boundaries of the Transporation Overlay District (TOD) Overlay Zone, and therefore
there are no minimum parking requirements for multi-family dwellings.
Response: Acknowledged, the project provides 4 off-street parking spaces.
25. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is
not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to
notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and
location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process.
Response: Acknowledged.
26. Please 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.
Response: Acknowledged.
27. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Acknowledged.
28. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
Response: Acknowledged.
29. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Acknowledged.
30. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
Response: Acknowledged.
31. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Response: Acknowledged.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services