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HomeMy WebLinkAboutBENNETT HOUSE DUPLEX - BDR180011 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview December 06, 2018 Josh Harrison Helix Properties, LLC 314 E. Mulberry Street Fort Collins, CO 80524 RE: Bennett House Duplex, BDR180011, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Kai Kleer, at 970-416-4284 or kkleer@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/20/2018 04/20/2018: There are no additional Engineering Development Review currently regarding the site.  Acknowledged Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2018 04/12/2018: The project owes an additional $500 for the TDRFees. The fee amount is $500 per dwelling unit and since this is proposed to be a duplex that is 2 units, therefore the fee should be $1,000 and only $500 was paid.  Acknowledged, additional $500 TDR Fees will be paid. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/23/2018 04/23/2018: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.  Acknowledged. Comment Number: 2 Comment Originated: 04/23/2018 04/23/2018: Please note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment.” Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Ralph Zentz,, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development.  Information is provided on Site and Landscape Plan. Comment Number: 3 Comment Originated: 04/23/2018 04/23/2018: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D) (3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/  Acknowledged, all exterior lighting will be 3000°K or less. Comment Number: 4 Comment Originated: 04/23/2018 04/23/2018: Please be aware that the creation or enforcement of covenants prohibiting or limiting xeriscape or drought-tolerant landscapes, or those requiring primarily turf-grass, are prohibited by both the State of Colorado and the City of Fort Collins.  There are no covenants for this property. Comment Number: 5 Comment Originated: 04/23/2018 04/23/2018: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: 1) Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 2) Solar Energy: http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resource s 3) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 4) Urban Agriculture: http://fcgov.com/urbanagriculture, contact Spencer Branson at 970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins; the Executive Director can be reached at director@nocofoodcluster.org.  Acknowledged. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/24/2018 04/24/2018: Thank you for adding the tree inventory and mitigation notes to the site plan.  Acknowledged – you are welcome. Comment Number: 2 Comment Originated: 04/24/2018 04/24/2018: Please consider ‘shadow planting’ around the two large, mature Ash trees in the front of the property. The Ash trees will need to be treated for Emerald Ash Borer for the rest of their lives. If you do not intend to treat these trees, which can be very costly, “shadow planting” is a great option for planning or planting for the future! Plant a tree near an ash tree that you do not intend to treat. This will ensure that a new tree is well established and growing when it comes time to remove your ash tree.  The owner feels that the existing Ash trees are too large to plant other trees in the front yard. Comment Number: 3 Comment Originated: 04/24/2018 04/24/2018: Please show two new trees within the right-of-way along Mulberry Street. They should be spaced at minimum 30 feet apart and at maximum 40 feet apart. In previous correspondence with property owner, Josh Harrison, I had suggested (2) Linden trees be planted here. I would like to edit my suggestion at this time. Lindens typically do not survive or thrive along roads treated with deicing salts. Mulberry is treated with salts and will eventually kill the Lindens. City Forestry suggests a hardier tree to go within the right-of-way such as Kentucky Coffeetree, Bur/Chinkapin/Shumard/Texas Red Oak, or Catalpa. I apologize for back-tracking on my initial suggestion. These trees should be 2” caliper balled and burlapped. Please provide the species, quantity, size, method of transplant, and species diversity percentages in a plant list on the landscape plan.  We have added two Texas Red Oaks. Comment Number: 4 Comment Originated: 04/24/2018 04/24/2018: Please provide irrigation in the right-of-way. Since this lot is being converted to a duplex and Mulberry is not considered a ‘local street’, the project is not exempt from the Irrigation Standard which states: (J) Irrigation (1) Provision shall be made for permanent, automatic irrigation of all plant material, with the following exceptions: a) very low-water-use plantings that do not require any supplemental irrigation beyond establishment. b) trees and other plants used to landscape a residential local street parkway abutting lots for single-family detached dwellings. Please refer to project planner, Kai Kleer’s, comment regarding the irrigation requirement.  Irrigation Notes were added to the plans. Comment Number: 5 Comment Originated: 04/24/2018 04/24/2018: Please include the City of Fort Collins General Landscape Notes and Street Tree Permit note on the site plan, which are available from City Forestry (Molly Roche – mroche@fcgov.com).  Notes are included. Department: Historic Preservation Contact: Cassandra Bumgarner, 970-416-2990, cbumgarner@fcgov.com Topic: General Comment Number: Comment Originated: 04/26/2018 This is a designated Fort Collins Landmark. Any changes that need to be made to the property in order to convert it to a duplex will need to be approved through either administrative design review or through a Landmark Design Review with the Landmark Preservation Commission. Please contact Cassandra Bumgarner at cbumgarner@fcgov.com or 970-416-4250 for information on how to complete this process.  We will be working with Historic Preservation on this. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: Comment Originated: 04/20/2018 04/20/2018: FIRE SPRINKLER This Duplex will require an approved automated sprinkler system throughout the building. Please call PFA at 970-416-2891 with any sprinkler related questions.  We have discussed this with Andrew Rosen (PFA) and Lisa Keil (FC Building Services) and based on the document published by Fort Collins Building Services, “Requirements for Changing a Single Family House into a Two Family Duplex” we will not be required to install fire suppression. The house was built before 10/11/2010 so a 1-hour dwelling separation is required between the dwellings and will be completed under the required building permit. Comment Number: Comment Originated: 04/20/2018 04/20/2018: ACCESS Access is required to within 150ft of all portions of the exterior perimeter of the building. This cannot be measured from Mulberry St which is classified as an arterial Street. Typically, this out of compliance condition is mitigated by use of a fire lane on the property or designing the building with an approved sprinkler system. This pre-existing, out of compliance condition for access will be considered mitigated by the fitment of the required sprinkler system.  We have discussed this with Andrew Rosen (FPA) and summarized it via email on 11/28/2018 as not requiring a fire suppression system based on the proximity to PFA Station No.1 and the structure being built in the early 1900’s. A 1-hour dwelling separation is required between the dwellings and will be completed under the required building permit. Comment Number: Comment Originated: 04/20/2018 04/20/2018: ADDRESSSING/WAYFINDING To assist with prompt emergency response the address, including Unit designation, shall be clearly visible from Mulberry street. Wayfinding signage should be used to indicate the most appropriate route to the second residence. The street name, address and Unit identifier should be at each residence entrance door.  Additional signage will be installed as required for clear identification of the separate unit entries. Way finding signage will also be installed for clear directions to the entry locations. Comment Number: Comment Originated: 04/20/2018 04/20/2018: HYDRANT A Hydrant is required within 300ft of this type of residence. This criteria is met by the Hydrant located at Matthews and Mulberry. No further action required for this criteria.  Acknowledged. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 5 Comment Originated: 04/23/2018 04/23/2018: Irrigation for new street trees will be required. Because this is a minor redevelopment an irrigation plan is not required but we will need a written statement describing the type of irrigation system proposed. We recommend drip or bubbler irrigation may because the parkway is not landscaped. Please see Fort Collins Land Use Code, Section 3.2.1(J) Irrigation, for more irrigation recommendations and requirements.  Irrigation notes have been put on the plans. Topic: Landscape Plans Comment Number: 3 Comment Originated: 04/23/2018 04/23/2018: Two street trees will be required as part of approval of this development plan. Please contact the forestry department for their recommendation and show proposed tree location on site/landscape plan.  Two trees were added per Forestry’s recommendation. Topic: Site Plan Comment Number: 1 Comment Originated: 04/23/2018 04/23/2018: Under 'Land Use Statistics' it states that 6 parking spaces are required. Only 4 spaces are required for this development, please update table.  Corrected. Comment Number: 2 Comment Originated: 04/23/2018 04/23/2018: It is not necessary to show 'Bicycle Parking' as part of the 'Land Use Statistics'. Please remove.  Corrected. Comment Number: 4 Comment Originated: 04/23/2018 04/23/2018: Change scope of work to read "CONVERT SINGLE FAMILY RESIDENCE INTO DUPLEX."  Corrected. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2018 04/12/2018: No proposed site changes were shown in this submittal; therefore, no requirements apply at this time. If future submittals include site changes that are not shown on these plans, please contact Dan Mogen in Water Utilities Engineering at (970)224-6192 or dmogen@fcgov.com to coordinate and determine what requirements, if any, will apply.  Acknowledged. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 2 Comment Originated: 04/25/2018 04/25/2018: No Comment from Erosion Control at this time. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com  Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 3 Comment Originated: 04/24/2018 04/24/2018: There is text that needs to be masked. Mask all text in hatched areas. See redlines.  Corrected. Comment Number: 4 Comment Originated: 04/24/2018 04/24/2018: FLOOR PLAN: There are line over text issues. See redlines.  Corrected. Topic: Landscape Plans Comment Number: 5 Comment Originated: 04/24/2018 04/24/2018: Can the Tree Inventory & Mitigation Plan be combined with the Site & Landscape Plan?  Yes, this has been combined. Topic: Site Plan Comment Number: 1 Comment Originated: 04/24/2018 04/24/2018: Please add a legal description for the project property.  Legal added. Comment Number: 2 Comment Originated: 04/24/2018 04/24/2018: There are line over text issues. See redlines.  Corrected. Department: Traffic Operation Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/25/2018 04/25/2018: No Comment Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2018 04/12/2018: Plant Investment Fees (PIFs) for the difference between single-family residence and duplex are due. $1540 is the amount due for Sanitary Sewer PIFs, and no further PIFs are due for water. Once fees are paid, the billing rate code will be changed from residential to duplex. Please contact Utility Fee and Rate Specialists at (970)416-4252 or UtilityFees@fcgov.com for additional information.  Acknowledged.