Loading...
HomeMy WebLinkAboutHILL SINGLE-FAMILY - FDP210005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 ed 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/developmentreview April 23, 2021 Chris Hill 4112 Lakefront Dr Loveland, CO 80537 RE: 2400 Kechter Rd Single-Family, FDP210005, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 2400 Kechter Rd Single-Family. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. UComment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, Utbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: 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: We will include you in all future email correspondence with other reviewers and inform you of any phone conversations. Comment Number: 2 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: As part of your resubmittal 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 2 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, avoiding responses like noted or acknowledged. Response: Detailed responses are provided herein. Thank you. Comment Number: 3 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf Response: File names have been updated with this submittal. Comment Number: 4 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Response: An email notification for resubmittal was sent on April 28. Comment Number: 5 Comment Originated: 04/20/2021 04/20/2021: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning May 10th, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: We recognize the increased review time. Comment Number: 6 Comment Originated: 04/20/2021 04/20/2021: FOR HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Response: We acknowledge the formal notification process and appreciate your assistance in the matter. Comment Number: 7 Comment Originated: 04/20/2021 04/20/2021: FOR HEARING: 3 Since this is a combined project type, all comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. Response: All comments shall be addressed and resolved prior to moving forward with scheduling the Hearing. Comment Number: 8 Comment Originated: 04/20/2021 04/20/2021: FOR HEARING: I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted. Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Response: We accept the quasi-judicial item will be heard remotely. It is not necessary to hold off until an in-person meeting may be held. Department: Planning Services Contact: Sylvia Tatman-Burruss, (970) 221-6343, Ustatman-burruss@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/19/2021 04/19/2021 FOR HEARING / APPROVAL: Please remove the word 'proposed' from barn and house Response: Proposed has been removed from the barn and house on all plans. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, Umvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/20/2021 04/20/2021: for hearing: The closure of the driveway access to Kechter Road and consolidation of access to both parcels through one driveway on the west side is in keeping with previous discussions. It is unclear perhaps how the existing home might access the relocated western driveway given the garage along the southeast side of the existing home. In general, we need a letter of intent from the Lot 1 property owner prior to hearing not objecting to any of the changes occurring on the Lot 1 parcel that are depicted on the plans since Lot 1 is now an "offsite" parcel. Response: The new owner has provided an April 20, 2021 email acknowledging the relocation of his driveway to the future Sage Creek Road area on the northern portion of his lot. This email was forwarded to your attention on the same day. Comment Number: 2 Comment Originated: 04/20/2021 04/20/2021: for hearing: The closure of the driveway access to Kechter Road and consolidation of access to both parcels through one driveway on the west side is in keeping with previous discussions. It is unclear perhaps how the existing home might access the relocated western driveway given the garage along the southeast side of the 4 existing home. In general, we need a letter of intent from the Lot 1 property owner prior to hearing not objecting to any of the changes occurring on the Lot 1 parcel that are depicted on the plans since Lot 1 is now an "offsite" parcel. Response: See comment number 1 response above. Comment Number: 3 Comment Originated: 04/20/2021 04/20/2021: for final: A development agreement will be required which establishes that an approved use is now created for Lot 2. Recordation fees are required of the applicant. Response: Applicant will provide development agreement and recordation fees prior to final approval. Comment Number: 4 Comment Originated: 04/21/2021 04/21/2021: for final: The City has updated its utility plan approval block and is only required on the cover sheet. A direct download to this can be found here: 30TUhttps://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399U30T Response: The new approval block has been provided on the utility plan cover sheet only. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/16/2021 04/16/2021: FOR INFORMATION ONLY: Traffic Impact Study waived previously. Response: Applicant acknowledges the study has been waived for this project. Thank you! Comment Number: 2 Comment Originated: 04/16/2021 04/16/2021: FOR INFORMATION ONLY: Could you provide details on the driveway/garage access for the existing home on Lot 1, once the current existing driveway entrance is removed? Will access be taken from the new shared driveway to the west, or will access be taken from the area where the future Sage Creek Road will be? Response: The new owner of Lot 1 is in the process of redeveloping his property and the house remains vacant. The new driveway entrance shall be from the future Sage Creek Road area. Comment Number: 3 Comment Originated: 04/16/2021 04/16/2021: FOR INFORMATION ONLY: Given the proposed location of the new shared driveway in relation to Kedenwood Drive, it should be noted that your access is not guaranteed to remain a full movement access if/when Kechter is ever built out to the full 2 Lane Arterial Roadway standard. There are not any plans to build out the roadway anytime soon, but it should be noted. Response: Applicant acknowledges the shared access may become a right-in/right-out only driveway with future Kechter Road improvements. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/15/2021 04/15/2021: INFORMATION ONLY: The City Manager’s development review fee schedule under City Code 7.5-2 5 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lot, 2.59 acres of disturbance, 1 year from demo through build out of construction and an additional 2 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of 1,1172.09 Since the site proposes no Stormwater LID/WQ features, there is no Inspection fee for those. I have included a copy of the spreadsheet used to arrive at the fee estimate for your information. FOR FINAL: Please address the one comment added to the redlined plan. Please provide a better narrative section in the Erosion Control Report as the provided section does not describe the measures used to protect the site from Erosion and sediment control, nor does it address any of the sections required by our criteria manual. Those requirements can be reviewed at the City's website - https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ Response: Applicant acknowledges the erosion control fee estimate of $1,172.09. Expanded narrative has been provided in the erosion control section of the site’s report. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/19/2021 04/19/2021: FOR APPROVAL: The City would like to discuss how this lot's drainage should exit the site to the north and if any easements are necessary. Response: This matter was discussed during the Zoom meeting with the City on April 21, 2021. Per our 6 discussions, the drainage swale on the storm drain outlet adjacent to the proposed residence will be routed to the northeast corner of the lot (two photos of this corner of the property are included herein. The additional length of travel will allow for greater infiltration into the soils and will outlet into the existing concrete drainage channel designed and constructed to handle offsite flows from this project. Department: Outside Agencies Contact: Nate Ensley, Fort Collins-Loveland Water District, (970) 226-3104 Ext 113, nensley@fclwd.com, Topic: General Comment Number: 1 Comment Originated: 04/19/2021 04/19/2021: Please see attached redlines/comments. Response: As requested within the District redlines, the signature block was updated on the cover sheet and District notes were included on the general notes sheet. The house will have a fire sprinkler system storage tank proposed in the basement, which will allow for the necessary water pressures required for the sprinkler system. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/14/2021 04/14/2021: For Approval: After internal discussions, it has been determined that the proposed development on Lot 2 will be serviced by Fort Collins Light & Power and the existing electric service feeding Lot 1 will be transferred to Light & Power electric with this development. Comment Number: 2 Comment Originated: 04/14/2021 Response: Utility plans have been updated to reflect Fort Collins Light & Power service to project. 04/14/2021:For Approval: The proposed transformer location shown on the Utility Plan is located much too far away from the proposed build. The exact distance from the proposed house will depend on what size service main the owner is planning to install. The max secondary length is approx..250 feet depending on the main. Please see the preliminary redline provided for equipment locations and possible electric routing. Response: Currently, applicant does not intend to install an electrical service greater than 250 amp. Comment Number: 3 Comment Originated: 04/14/2021 04/14/2021: For Approval: In response to the applicants Note, a feed may be possible from Sweetwater Creek Drive if all the necessary easements to get to the proposed home are in place. Response: Currently, applicant does not intend to procure the necessary easement to run the proposed feed from Sweetwater Creek Drive. Comment Number: 4 Comment Originated: 04/14/2021 04/14/2021:For Approval: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet 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 7 Utility Plans. Response: Updated transformer locations are shown on utility plans. Locations are within 10 ft of a drivable surface and have been provided with the 4 ft minimum side/rear clearance adjacent to the proposed transformers. Comment Number: 5 Comment Originated: 04/14/2021 04/14/2021:For Approval: Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Required separation distances are met with utility plans. Updated electrical routing provided per redlines and applicant feedback. Comment Number: 6 Comment Originated: 04/14/2021 04/14/2021:For Approval: A Customer Information Form (C-1 Form) and a One-line diagram will need to be submitted to Light & Power Engineering for any proposed electric changes and/or additions. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Response: Draft Form C-1 is provided herein. Final form shall be provided by applicant once building contractor has been selected. Comment Number: 7 Comment Originated: 04/14/2021 04/14/2021:For Approval: Electric capacity fee, building site charges, and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project. Electric Capacity Fee, Building Site charges, and System modification charges are not included in the Building Permit. These are invoiced separately from Light & Power. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Applicant recognizes electric capacity fees, building site charges, and any system modification charges are not included in the building permit. Comment Number: 8 Comment Originated: 04/14/2021 04/14/2021: Information Only: “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.” system modification charges Response: Applicant will contact the City if / when these services are required for the site. Comment Number: 9 Comment Originated: 04/15/2021 04/15/2021: Information Only: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Applicant recognizes the electric meter socket(s) will required to be installed on the same side as the electric service stub. Required 3 ft separation from gas service trench is met with utility plans. Electric and gas service crossings have been eliminated, aside from a necessary crossing adjacent to the barn. Comment Number: 10 Comment Originated: 04/16/2021 8 04/16/2021:Information Only: Service rights fee in certain annexed areas. A fee for defraying the cost of acquisition of service rights from Poudre Valley Rural Electric Association (PVREA) shall be charged for each service in areas annexed into the City after April 22, 1989, if such area was previously served by PVREA. The service rights fee will be collected monthly for a period of ten (10) consecutive years following the date of acquisition by the City of electric facilities in such area from PVREA. If service was previously provided by PVREA, the fee shall be twenty-five (25) percent of charges for electric power service. For services that come into existence in the affected area after date of acquisition, the fee shall be five (5) percent of charges for electric power service. Response: Applicant will contact the City if / when these services are required for the site. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/16/2021 04/16/2021: INFORMATION ONLY: Although a small area, revegetating something like a former driveway can be a difficult task. Environmental planning is happy to assist with reclamation plans, soil/seedbed preparation, seed mixes, etc. The proposed seed mix is acceptable but they can be tailored to expected uses, aesthetics, existing vegetation etc. Response: Applicant acknowledges this area may be difficult to revegetate due to ground compaction under the former driveway. Note on the plans has been updated to recommend involving Environmental Planning’s assistance with reclamation plans, soil/seedbed preparation, seed mixes, etc. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/20/2021 04/20/2021: INFORMATION ONLY No comments from Forestry. Thank you for including the Tree Protection Notes and the Inventory on the plans. Response: You are most welcome. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 2 Comment Originated: 04/21/2021 04/21/2021: INFORMATION ONLY: ADDRESS POSTING New 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 four-inch 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 9 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: Both addresses shall be posted at the driveway connection to Kechter Road. Additional address posts will be added for each lote at the point where the two driveways separate from each other. Notes added to planning set site plan. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/19/2021 04/19/2021: A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies 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 5 Energy Code: 2018 IRC chapter 11. 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. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A passing building air tightness (blower door) test is required for certificate of occupancy. Response: Applicant acknowledges a permit is required for this project and construction shall comply with adopted codes as amended. Comment Number: 2 Comment Originated: 04/19/2021 04/19/2021: The house must connect to a city/regional sewer system if within 400 ft. Response: The proposed house is at the far north end of the property and over 1,100 ft from the South Fort Collins Sanitation District main in Kechter Road. Also, the lot is significantly lower than the City of Fort Collins sewer main 10 in Sweetwater Creek Drive. A gravity-fed sewer service is not possible for this project. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 04/19/2021 04/19/2021: FOR FINAL APPROVAL: Please revise the title & sub-title as marked. See redlines. Response: The title and subtitles have been updated within the utility and planning sets. Comment Number: 3 Comment Originated: 04/19/2021 04/19/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Line over text issues have been addressed per redline comments. Topic: Site Plan Comment Number: 1 Comment Originated: 04/19/2021 04/19/2021: FOR FINAL APPROVAL: Please revise the title & sub-title as marked. See redlines. Response: The title and subtitles have been updated within the utility and planning sets. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/21/2021 04/21/2021: Is there an existing irrigation system to manage the landscape additions? The irrigation additions will require a review and must follow the requirements outlined in Section 3.2.1 (J) of the Land Use Code. Direct questions concerning landscape and irrigation requirements to Eric Olson, at 221-6704 or 30Teolson@fcgov.com30T Response: There is no existing irrigation system installed for managing the landscape additions at the project site.