HomeMy WebLinkAbout2400 KECHTER RD SINGLE-FAMILY - FDP210005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comNovember 13, 20202400 KECHTER RDFort Collins,
CO 805289585Re: 2400 Kechter Rd Single Family Detached Dwelling & Accessory StructureDescription of project: This is a request to construct a single family detached dwelling and an
accessory farm building at 2400 Kechter Road (parcel # 8605306005). Access to the structures will be from Kechter Road to the south. The property is within the Urban Estate (UE) zone
district and is subject to Administrative (Type 1) Review.Please see the following summary of comments regarding 2400 Kechter Rd Single Family Detached Dwelling & Accessory Structure.
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, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment SummaryDevelopment Review CoordinatorContact: Tenae Beane, 9702246119,
tbeane@fcgov.com1.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. Please include me in all email correspondence with other reviewers and keep
me informed of any phone conversations. Thank you!Response:Thank you. Noted.2.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:Applicant has spoken with adjacent neighbors regarding his plans, but he will
contact the City if a neighborhood meeting is deemed necessary.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.Response:Thank you. Noted.4.I will provide a Project Submittal
Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I
can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Response:Thank you. Checklist has been completed with this submittal.5.As part
of your submittal you will respond to the comments provided in this letter. This 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. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide
reference to specific project plans or explanations of why comments have not been addressed, when applicable.Response:Thank you. Noted.6.The request will be subject to the Development
Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is 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. If you have any questions
about fees, please reach out to me.Response:Thank you. Noted.7.Submittals are accepted any day of the week, with Wednesday at noon being the cutoff 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 a threeweek round of review, followed by a formal
meeting.Response:Thank you. Noted.8.When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted
electronically in person with initial fees.Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those
arrangements. Response:Thank you. Noted.Planning ServicesContact: Sylvia TatmanBurruss, (970) 2216343, statmanburruss@fcgov.com1. 11/10/2020: INFORMATION ONLY:4.2(D)(1) Overall
average density cannot exceed 2 dwelling units/gross acre. The plan proposes 0.25 dwelling units/gross acre. Lot size must be onehalf (1/2) acre or larger. The project is contained within
a 4.0 acre lot that was approved as part of a previous Basic Development Review (BDR) process.Response:One single-family detached dwelling is being proposed with this development.2.
11/10/2020: INFORMATION ONLY:The Project Development Plan (PDP) checklist will be provided to you by your Development Review Coordinator. The checklist will include a requirement for
a Site Plan that will need to show where the singlefamily home is planned to be placed on the lot, along with any accessory buildings that will be built at the same time as the home.
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.htmResponse:Thank you. Checklist has been completed with this submittal.3. 11/10/2020: INFORMATION ONLY:4.1(B)(2)(a)
Permitted Uses: Singlefamily detached dwelling and accessory building are expressly permitted uses in the Urban Estate (UE) zone district, subject to Administrative (Type 1) Review.Response:One
single-family detached dwelling and a metal barn are being proposed with this development.4. 11/10/2020: INFORMATION ONLY:4.2(D)(2) Dimensional standards: Minimum lot width: 100 feet,
Minimum front yard depth: 30 feet.Minimum rear yard depth: 25 feet.Minimum side yard width: 20 feet. Maximum building height: three (3) storiesResponse:Listed dimensional standards are
met with this proposed development. 5.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:Thank you. Noted.6. 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:A modification of standard request is not applicable to this proposed development.Department:
Engineering Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.com1. The submittal should ideally be consistent with the associated subdivision plat with respect
to the establishment of easements for utilities, emergency access, etc. Should this not be the case, vacation and/or dedication of easements may be needed.Response:Additional width to
the existing emergency access, shared access, and utility easement on Lot 1 is required with this proposed development. Applicant shall acquire additional easement prior to plan approval.2.
Access to Kechter Road would be required to be consolidated for both lots in the subdivision plat.Response:The existing access to Lot 1 is proposed to be removed with the construction
of a new shared access driveway along the western border of Lot 1.3. A development agreement would be required with this project, and would likely repeal and replace the development
agreement for the previous process. The intent would be to clarify that design for the development are now provided whereas in the previous process that was not the case.Response:A new
development agreement shall be prepared prior to the approval of this project.Department: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1. TRAFFIC
IMPACT STUDY: The addition of a single family residence on this lot that was recently platted as two lots is not expected to exceed the threshold of requiring a Traffic Impact Study.
TIS waived.Response:Thank you. Noted.2. FOR INFORMATION: The access driveway was planned to be shared access with the lot to the south. We will need further details on the location
of this shared drive access.Response:The shared access driveway design and culvert details are provided with this submittal.Department: Fire AuthorityContact: Jim Lynxwiler, 9704162869,
jlynxwiler@poudrefire.org1. Prior PFA comments from previous BDR and CDR processes remain applicable to this CDR review. Some comments have be revised based upon recent review and
input by the fire marshal.Response:Thank you. Noted.2. RESIDENTIAL FIRE SPRINKLER REQUIREMENTDeadend fire apparatus access roads cannot exceed 660 feet in length. Deadend roads are
permitted to exceed this length when any residence beyond 660 is equipped with a NFPA 13D residential fire sprinkler system. > Any residence built on Lot 2 prior to the construction
of Sage Creek Road will therefore exceed the maximum allowable 660 distance and require a sprinkler system. > Required fire lanes shall be constructed to minimum specifications.Response:New
emergency access road shall be constructed to minimum specifications (e.g., 16 ft width, all weather surface, and appropriate turnaround) and proposed residence shall be constructed
with the required NFPA 13-D residential fire sprinkler system.3. FIRE HYDRANT REQUIREMENTA fire hydrant is required within 400 feet of any residential structure. Electing to install
a residential fire sprinkler system would normally offset the hydrant requirement; however, if a fire sprinkler system is otherwise required to meet apparatus access requirements, the
hydrant requirement cannot be offset with this action. Another option is to consider the location of the building footprint on Lot 2. If the footprint can be brought south to within
the 660 foot distance for a deadend road, then installing a residential fire sprinkler would be an allowable offset for the lack of a fire hydrant within 400 feet of the residence. Should
the building footprint remain at the north end of the lot, the fire marshal has determined the two following conditions shall be met in order to offset the lack of a water supply within
the maximum allowable distance: > The calculated NFPA 13D water storage system shall be doubled. In other words, instead of one tank at the calculated volume (eg. 400 gal.), two tanks
will be required (eg. 800 gal.) or one larger tank. > The fire sprinkler system shall be designed to cover an attached garage as well as the dwelling unit.Response:The proposed residence
shall be constructed with the required NFPA 13-D residential fire sprinkler system with the water storage system doubled.4. ADDRESS POSTINGNew and existing residential buildings shall
have approved address numbers placed in a position that is plainly legible, visible from the road fronting the property, and posted with a minimum of fourinch numerals on a contrasting
background. This code requirement applies to the existing and proposed dwelling.Where access is by means of a private road and the building cannot be viewed from the public way, a monument,
pole or other sign or means shall be used to identify the structure and best route. In other words, both addresses shall be posted at the driveway connection at Kechter Road.Response:The
new and existing residential buildings shall have approved address numbers posted at the shared driveway access point along Kechter Road.Department: Erosion ControlContact: Jesse Schlam,
9702182932, jschlam@fcgov.com1. Information Only:The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted.
The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosionResponse:Noted.
Thank you.2. For Final:Please submit an Erosion Control Plans to meet City Criteria.Response:As requested, erosion control plans, meeting City criteria, are being submitted.3. For
Final:Please submit an Erosion Control Report to meet City Criteria.Response:As requested, an erosion control report, meeting City criteria, is being submitted as part of the drainage
and erosion control report.4. For Final:Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria.Response:As
requested, an erosion control escrow / security calculation, meeting City criteria, is being submitted as part of the drainage and erosion control report.5. Information only:Based upon
the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin.Response:Applicant shall
obtain State permits for stormwater pitot to the commencement of construction activities associated with this project.Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418,
wlamarque@fcgov.com7. Master plan and criteria compliance (site specific comment):The design of this site must conform to the drainage basin design of the McClellands Master Drainage
Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaResponse:Site
design conforms to the McClelland’s Master Drainage Plan and FCSCM.8. Documentation requirements (site specific comment):A drainage letter and construction plans (site plan, grading
& drainage plan, and utility plan) are required and must be prepared by a Professional Engineer registered in the State of Colorado. These must document the existing and proposed drainage
patterns, identify where site runoff is going (stormwater outfall), address any need to mitigate additional runoff directed onto adjacent properties (in some cases offsite easements
are required), and tabulate the final site impervious areas.Response:Drainage letter and construction plans address requested items.9. Stormwater outfall (site specific comment):The
stormwater outfall options for this site are unknown and will need to be determined by your engineer.Response:Stormwater outfall is proposed along the northern property line and shall
be at or near historic rates.10. Detention requirements (standard comment):When improvements are proposed to an existing developed site and there is an increase in impervious area greater
than 1000 square feet, onsite detention is generally required. This requirement can be deferred at this time for this small development until a time of a full redevelopment.Response:Detention
not required with this development.11. Stormwater Quality requirements for single family lots only (standard comment):If the improvements create or modify greater than 1000square feet
of impervious area, stormwater quality treatment will need to be provided for the new or modified impervious areas. In this case disconnection of impervious areas and directing the
down spouts into landscaped areas are two acceptable methods. Low Impact Development (LID) methods, such as rain gardens and permeable pavers, may also be options.Response:Impervious
areas and downspouts are proposed to be directed into landscaped areas.12. Imperviousness documentation (standard comment):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 with a table summarizing the areas is required prior to
the time fees are calculated for each building permit.Response:Imperviousness documentation is provided with this submittal. Based on calculations, the site will have approximately 15,935
sf of additional imperviousness with development.13. Erosion control requirements (standard comment):The erosion control report requirements are in Chapter 2, Section 6 of the Fort
Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam
at 2246015 or jschlam@fcgov.com.Response:As requested, an erosion control report, meeting City criteria, is being submitted as part of the drainage and erosion control report.14. Fees
(standard comment):The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious area over 350 square feet and there is a $1,045/acre of site 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 at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees
or contact our Utility Fee and Rate Specialists at (970) 4164252 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, cost of the measures, or a minimum amount in accordance with the Fort
Collins Stormwater Manual.Monthly fees http://www.fcgov.com/utilities/business/ratesResponse:Applicant acknowledges fees associated with future building permit.15. Offsite Stormwater
Flows (standard comment):The development will need to accept and pass any existing offsite flows.Response:Development accepts and shall pass along any existing offsite flows via an existing
irrigation channel along the western boundary of the property.Department: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.com1. Other service district
(site specific comment):This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please
contact them at (970) 2263104 for development requirements.Response:Applicant shall purchase water tap from District and shall provide sewer service waiver prior to plan approval.Department:
Electric EngineeringContact: Rob Irish, 9702246167, rirish@fcgov.com1. This existing area is currently fed by Poudre Valley REA. Light & Power will need to have some internal discussions
on whether or not, at this time, to build the infrastructure to feed the existing dwelling and the proposed dwelling.Response:Plans currently show a new PVREA electrical service being
provided from the power pole along the eastern boundary of Lot 1 and a future City electrical service from Kechter Road.2. Light & Power currently has existing electric facilities running
along the Southside of Kechter Rd. Power will need to be extended across Kechter to feed this proposal.Response:Noted. Another option is to provide a feed from Sweetwater Creek Drive
to the north. Transformer located on Lot 25 of Stetson Creek Second Filing.3. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the
project must be located within public rightofway or in a utility easement.Response:Noted. Thank you.4. Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation
is required between Natural Gas. Please show all electrical routing on the Utility Plans.Response:All electrical routing and minimum separations are shown on plans.5. Transformer locations
will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have
a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures
ESS4 ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans.Response:Transformer location shown within utility easement at
the east end of future Sage Creek Road.6. Secondary service for any buildings other than singlefamily detached, will be installed, owned and maintained by the owner.Response:Secondary
service provided to the metal barn shall be installed, owned, and maintained by applicant.7. Electric Capacity Fee, Building Site charges, and any system modification charges necessary
will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges
and fee estimator at the following link: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesResponse:Applicant acknowledges fees associated with
future building permit.Department: Environmental PlanningContact: Scott Benton, sbenton@fcgov.com1. INFORMATION ONLY: 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 lowwateruse plants and grasses
in landscaping or relandscaping and reducing bluegrass lawns as much as possible. Native plants and wildlifefriendly (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.Response:Applicant
intends to incorporate water conservation materials and techniques to the extent reasonably feasible with proposed landscaping.2. INFORMATION ONLY: Although not required per code,
for all exterior lighting please consider using fully shielded and downdirectional to minimize uplight, spilllight, glare and unnecessary diffusion on adjacent property and lighting
with a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)]. Regarding outdoor lighting, cooler color temperatures
are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International DarkSky Association (IDA) both
recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you considering support of the City of Fort Collins' Night
Sky Objectives. For further information regarding health effects please see: http://darksky.org/amareportaffirmshumanhealthimpactsfromleds/Response:Applicant shall consider these recommendations
with his future outdoor lighting.3. INFORMATION ONLY: Our city has an established identity as a forwardthinking community that cares about the quality of life it offers its residents
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)Solar Rebate
Program offers up to $1500 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 9704162312 or rgatzke@fcgov.com2)Integrated
Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap
, contact David Suckling at 9704164251 or dsuckling@fcgov.comResponse:Applicant is considering solar with this project.Department: ForestryContact: Nils Saha, nsaha@fcgov.com1.
11/10/2020: INFORMATION ONLYNo comments.Department: Building Code ReviewContact: Russell Hovland, 9704162341, rhovland@fcgov.com1. Construction shall comply with adopted codes as
amended. Current adopted codes are:2018 International Residential Code (IRC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National
Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Please read the residential permit
application submittal checklist for complete requirements.Snow Load Live Load: 30 PSF / Ground Snow Load 30 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 Seismic Design: Category B.Climate Zone: Zone 5Energy Code: 2018 IRC chapter
11. INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required
for fire sprinkled houses.· Bedroom egress windows (emergency escape openings) required in all bedrooms.· Prescriptive energy compliance with increased insulation values is required
for buildings using electric heat.Response:Construction shall comply with all applicable building codes.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.com1.
As of January 1, 2015, 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 for up to date Benchmark Statement format and City Vertical Control Network information.Response:All plans are on the required datum and include the benchmark
statement.2. All plans should reflect the Blehm Subdivision 2nd Filing plat when recorded.Response:All plans reflect the recorded plat.