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HomeMy WebLinkAbout301 PARKER STREET - TWO FAMILY - FDP210026 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 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 January 19, 2022 Ralph Shields wrkshp inc 3702 Manhattan Ave Fort Collins, CO 80526 RE: 301 Parker Street Two Family, FDP210026, Round Number 2 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. 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 Aut oCAD.html Response: Acknowledged. 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: 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. 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: 4 01/18/2022: FOR HEARING: Comments resolved, ready for hearing. Response: Acknowledged. Department: Engineering Development Review Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com Topic: General Comment Number: 1 01/17/2022: INFORMATION - UPDATED: The update to provide the full frontage along the western property boundary is appreciated. 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: As noted in the city comment dated 01/17/2022, the sidewalk is updated to 5’ along the western property boundary. Payment in lieu is expected by the applicant for any sidewalk not built to 5’ width. Department: Stormwater Engineering Contact: Dan Mogen, 970 305 5989, dmogen@fcgov.com Topic: General Comment Number: 1 01/17/2022: FOR HEARING UPDATED: Please see redlines. 12/06/2021: 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: After discussing with City of Fort Collins Stormwater, the drainage memo was updated per the redlines and our conversation to better reflect the drainage patterns and proposed impervious area towards the alley. Comment Number: 3 01/17/2022: FOR HEARING UPDATED: Please see redlines. 12/06/2021: 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: After discussing with City of Fort Collins Stormwater, the drainage memo was updated per the redlines and our conversation to better reflect the drainage patterns and proposed impervious area towards the alley. 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 01/17/2022: FOR HEARING UPDATED: Please see redlines. 12/06/2021: 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. Response: The details and water service connections were revised per City of Fort Collins Detail 12A. Comment Number: 2 01/17/2022: FOR HEARING UPDATED: Please see redlines. 12/06/2021: 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. Response: The details were updated per redlines. Comment Number: 3 01/17/2022: FOR HEARING UPDATED: Please see redlines. 12/06/2021: 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: Utility plans were updated per 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 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. 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 t 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. 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. Each unit has a separate heating system. Comment Number: 2 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. Each unit has each of the items listed in this comment. 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. A licensed general contractor and licensed subcontractors will be performing the work. 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. A 1-hour fire separation is designed between units. 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. A P2904 fire sprinkler system is planned. 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. 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: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 3 01/18/2022: FOR HEARING: Sheet 3 is missing from the sheet index. Response: Cover sheet was updated per City comment. Topic: Easements Comment Number: 4 01/18/2022: FOR FINAL APPROVAL: We will review the Easement once all departments are okay with the proposed Easement. Response: Acknowledged. Topic: Site Plan Comment Number: 2 01/18/2022: FOR HEARING: The order of sheets A3 & A4 have been switched in the plan set, but this is not changed in the index on sheet A1. Response: A3 and A4 have been corrected on sheet A1.