HomeMy WebLinkAbout301 PARKER STREET - TWO FAMILY - FDP210026 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS d
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
December 10, 2021
Ralph Sheilds
wrkshp inc
3702 Manhattan Ave
Fort Collins, CO 80526
RE: 301 Parker Street - Two Family, FDP210026, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 301 Parker Street - Two Family. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Brandy Bethurem Harras via phone at
970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
12/07/2021: 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: Acknowledged.
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Comment Number: 2
12/07/2021: 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
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: Acknowledged.
Comment Number: 3
12/07/2021: 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_301 Parker_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: Acknowledged.
Comment Number: 4
12/07/2021: INFORMATION:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: Acknowledged.
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Comment Number: 5
12/07/2021: 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 with as much advanced notice as possible.
Response: Acknowledged.
Comment Number: 6
12/07/2021: 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 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 Monday May 10, 2021, one additional week of review time will be
added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).
Response: Acknowledged.
Comment Number: 7
12/07/2021: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project. (LUC 2.211 Lapse, Rounds of Review).
Response: Acknowledged.
Comment Number: 8
12/07/2021: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 3 to 5 weeks prior to the hearing.
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Response: Acknowledged.
Comment Number: 9
12/07/2021: 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: Acknowledged.
Comment Number: 10
12/07/2021: FOR HEARING:
I am letting you know that your quasi judicial item could 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: Acknowledged.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 1
12/05/2021: FOR HEARING:
SITE PLAN
- Cover page summary-include LMN minimum density per net acre along with
gross density (show required max gross density of 9 du/acre to compare plan density).
- Cover page - Add note in box the request for modification of standards for density.
Response: LMN density numbers have been added to the cover page summary. A
Modification of Standard note and short description has been added in bold and box on the
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cover sheet.
Comment Number: 2
12/05/2021: FOR HEARING:
SITE PLAN
- add site plan legend to include materials such as concrete walk, headers,
parking paving material, and any details needed for proposed design elements.
Response: Site Plan legend notes were added to include concrete walks, crusher fines, and paver path. All
proposed materials are either called out in legend or as a callout note in plan.
- clarification of site plan line weight (too many overlapping lines in plan) include
different line weights for house, property boundary, walks etc. Please separate
and avoid overlapping of lines especially with dimension callouts.
Response: Removed overlapping lines wherever possible, and adjusted line weights to include heavier
weights for the property lines, proposed new building, and ground level lines.
- please include a path at least on one side of building for access between front and rear of building.
Response: A paver step path was added on the west side of the building, extending from the front walk to
the rear walk.
Comment Number: 3
12/05/2021: FOR HEARING:
LANDSCAPE PLAN
- Please show landscape plan on 1st page, and notes etc. on sheet 2.
Response: The Landscape Plan has been moved to the 1st page, and Landscape Notes to the 2nd page.
- include tree removal/mitigation plan that reflect notes and summary from page
2 see Forestry comment on this).
Response: Mitigation tree callout label (M) on the plan has been added to each mitigation tree on the
landscape plan. The existing trees on site were removed prior to submitting our development review
application and were not located. The tree removal list on page 2 of the Landscape Plan was compiled per
the property owner and forestry department correspondence.
- Of the 6 trees planting in front of lot, please replace/locate the 2 north trees
with shade trees to meet street tree standard in ROW.
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Response: The front lot trees have been revised. The spire oak trees have been relocated to the rear lot,
and two Spring Snow Crabapple trees have been added to the ROW at the front lot.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1
12/06/2021: FOR HEARING:
On the civil set, the property does not provide the full 5 foot wide sidewalk along
the property frontage. The applicant would need to demonstrate the 5 foot walk
width along the entire frontage, or would otherwise need to provide
payment-in-lieu of sidewalk for areas along the frontage where this does not
occur. It appears this may be difficult to implement full to the east with the
existing driveway for the property to the east, but seems to be able to be
implemented to the westerly property line.
Response: The sidewalk was updated to provide 5’ width along the site frontage as much
as possible. Because of an existing driveway on 315 Parker Street, we are unable to
widen 5 linear feet of sidewalk.
Comment Number: 2
12/06/2021: FOR HEARING:
The site plan and the utility plan should be coordinated with respect to the
depiction of the sidewalk along Parker, as the site plan reflects a full 5' sidewalk
width including beyond the property frontage which conflicts with the civil set.
Response: Plans were updated per City comment.
Comment Number: 3
12/06/2021: FOR APPROVAL:
A development agreement will be required for the deferral of the obligation for
the alley improvements that would be re-evaluated with any further
development/redevelopment of the property.
Response: Acknowledged.
Comment Number: 4
12/07/2021: FOR APPROVAL:
There appears to be grading work in the alley. I'm looking to understand the
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intent of the grading work in the alley, why is that being proposed, does it
potentially alter drainage patterns and potentially impact neighboring properties?
Response: Site grading was revised to avoid grading within the alley.
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
12/01/2021: FOR APPROVAL:
Please use the updated standard Construction Control Notes available in
Appendix F of the City's Stormwater Criteria Manual, the plans have an outdated version.
Please call pout the total disturbed area on the grading plan with a note.
Response: Plans updated per City comment.
Comment Number: 2
12/01/2021: INFORMATION ONLY:
If indeed the site construction disturbs less than 10,000 square feet, no
Ersosion and sediment controls material would be required however; if this
project substantially changes in size or design where the above criteria now
apply, erosion control materials should be submitted. Though the project at this
time requires no erosion control material submittal, the project still must be
swept and maintained to prevent dirt, saw cuttings, concrete wash, trash &
debris, landscape materials and other pollutants from the potential of leaving the
site and entering the storm sewer at all times during the project in accordance
with City Code 26-498. If complaint driven or site observation of the project
seem not to prevent the pollutant discharge the City may require the project to
install erosion and sediment control measures. Nearby inlets that may be
impacted by the pollutants, in particular dirt, should be protected as a good
preventative practice and individual lots should be protected from material
escaping onto the sidewalk. If at building permit issuance any issues arise
please email erosion@fcgov.com to help facilitate getting these permits signed off.
Response: Acknowledged.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
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Comment Number: 1
12/06/2021: FOR HEARING:
Additional information is need about the proposed grading and drainage
patterns to determine what improvements to alley drainage may be needed.
Please see redlines for additional information.
Response: Additional hydrological and hydraulic calculations are provided demonstrating
the increased flowrate within the alley will not impact neighboring properties.
Comment Number: 2
12/06/2021: FOR HEARING:
How will the regrading of the alley adjacent to this property impact the alley and
drainage overall?
Response: Site grading was revised to avoid grading within the alley.
Comment Number: 3
12/06/2021: FOR HEARING:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do so.
Response: See responses to redlines.
Comment Number: 4
12/06/2021: DEVELOPMENT AGREEMENT:
Development agreement will be drafted following hearing.
Response: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
12/06/2021: FOR HEARING:
Separate water and sewer services are required for each unit. This may be
achieved using a "goalpost" configuration. Please contact me if you would like
to discuss possible options.
NE Response: Plans were updated per City comment.
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Comment Number: 2
12/06/2021: FOR HEARING:
The proposed water meter location appears to be in the parking area. Water
meters are not traffic-rated. Please locate water meters in a landscape area.
NE Response: Plans were updated per City comment.
Comment Number: 3
12/06/2021: FOR HEARING:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do so.
Response: See responses to redlines.
Comment Number: 4
12/06/2021: INFORMATION:
Notice of Changes to Domestic Water Fees and Irrigation Service
Requirements (standard comment):
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
The City will also require a separate irrigation tap for all multi-family and
commercial developments that use more than 30,000 gallons of water a year.
These changes are to be implemented 1/1/2022; specific information can be
found at www.fcgov.com/wsr-update .
Response: Acknowledged.
Comment Number: 5
12/06/2021: DEVELOPMENT AGREEMENT:
Development agreement will be drafted following hearing.
Response: Acknowledged.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1
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12/07/2021: INFORMATION:
Light and Power has electric facilities in the alley. The existing electric service is
rated for a maximum of 150 amps. If the duplex requires a service larger than
150 amps then system modifications will be needed and be at the expense of the project.
Response: Acknowledged. We are proposing to use the existing 150 amp service.
Comment Number: 2
12/07/2021: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Acknowledged.
Comment Number: 3
12/07/2021: INFORMATION:
All residential units larger than a duplex and/or 200 amps is considered a
customer owned service, therefore the owner is responsible to provide and
maintain the electrical service from the transformer to the meter(s). There are
proposed changes to code to consider all buildings other than single family
detached homes to be customer owned electric services to the meter.
Response: Acknowledged.
Comment Number: 4
12/07/2021: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Response: Acknowledged.
Comment Number: 5
12/07/2021: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Brad Ward with Fort Collins Connexion at 970-224-6003 or
bward@fcgov.com
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Response: Acknowledged.
Comment Number: 6
12/07/2021: INFORMATION:
Please contact Tyler Siegmund with Light & Power Engineering if you have any
questions at 970.416.2772 Please reference our policies, construction
practices, development charge processes, electric service standards, and use
our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers
Response: Acknowledged.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
12/03/2021: PFA has no comments at this time.
Response: Acknowledged.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1
12/06/2021: FOR HEARING:
Thank you for submitting a planting schedule. To help mitigate the heat island
effect please plant larger ornamentals, such as spring snow crabapples, in the
right of way. Columnar trees will not provide much shade. Due to the spacing
restraints for the development, I understand that shade trees would not fit.
Response: The previously proposed spire oak trees have been relocated to the west side of the rear yard.
Two Spring Snow Crabapple trees are proposed in their place as the street trees in the R.O.W.
Comment Number: 2
12/06/2021: F FOR HEARING:
Please indicate on the landscape plan which trees are mitigation trees.
Response: All proposed mitigation trees on the landscape plan have been labeled with the symbol: (M).
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Comment Number: 3
12/07/2021: INFORMATION:
How will the junipers planted in the rock mulch be irrigated? Forestry
recommends Netafim drip irrigation.
Response: The junipers previously shown in the rock bed on the east side have been relocated to the west
side of the rear yard. They are located in a proposed turf area, and will be irrigated with the turf sprinklers.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
12/07/2021: INFORMATION ONLY:
We have no comments, but will need to see any future submittals.
Response: Acknowledged.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
11/15/2021: BUILDING PERMIT;
Irrigation plans are required no later than at the time of building permit. The
irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com
Response: Acknowledged.
Department: Building Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
12/06/2021: BUILDING PERMIT:
Each unit must have a separate heating system (no shared air), with controls in each unit.
Response: Acknowledged.
Comment Number: 2
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12/06/2021: BUILDING PERMIT:
Each dwelling must have a kitchen with a cooking appliance, bathroom
(including a toilet + a sink + a tub or shower). And bedroom/sleeping area with
code compliant emergency escape and rescue opening (properly sized
window, or door directly to the exterior). Smoke and carbon monoxide alarms
are required to be installed per the current IRC Building code.
Response: Acknowledged.
Comment Number: 3
12/06/2021: BUILDING PERMIT:
A licensed general contractor and licensed subcontractors are required. (A
homeowner cannot perform work that requires a permit at a non-primary
residence/unit unless they are a contractor who is licensed to do so).
Response: Acknowledged.
Comment Number: 4
12/06/2021: BUILDING PERMIT:
(unit separation) A fire separation of 1-hour min. is required between dwelling units.
Units must be air sealed and each must pass a separate air tightness test.
Response: Acknowledged.
Comment Number: 5
12/06/2021: BUILDING PERMIT:
New Construction Duplex (two family) buildings must be fire sprinkled with a
min. P2904 fire sprinkler system (plan water service/pressure, and water line size accordingly)
Response: Acknowledged.
Comment Number: 6
12/06/2021: BUILDING PERMIT:
Please visit our website for current adopted codes, local amendments, and
submittal requirements. Note: 2021 Building Codes will be adopted early 2022
https://www.fcgov.com/building/application.php
https://www.fcgov.com/building/codes.php
https://www.fcgov.com/building/energycode
Response: Acknowledged.
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