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HomeMy WebLinkAbout504 S WHITCOMB STREET, CARRIAGE HOUSE - FDP210006 - 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 September 24, 2021 Robert Kirkpatrick 619 Skysail Lane Fort Collins, CO 80525 RE: 504 S Whitcomb Street ‑ Carriage House, FDP210006, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 504 S Whitcomb Street ‑ Carriage House. 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 04/07/2021: 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! Comment Number: 2 04/07/2021: 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. Comment Number: 3 04/07/2021: 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_504 S Whitcomb_Rd2.pdf Comment Number: 4 04/07/2021: 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 advanced notice as possible. Comment Number: 5 04/07/2021: 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 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Comment Number: 6 05/17/2021: INFORMATION: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Comment Number: 7 04/07/2021: 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. Comment Number: 8 04/07/2021: FOR HEARING: All "For Hearing" 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. Comment Number: 9 04/07/2021: 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. Department: Planning Services Contact: Pete Wray, 970‑221‑6754, pwray@fcgov.com Topic: General Comment Number: 3 09/21/2021: FOR HEARING ‑ UPDATED: Please clarify and include on plans lot dimensions, number of parking spaces (dash in proposed spaces), property fencing and carriage house elevation materials, colors etc. prior to hearing. I can review PDFs of changes listed above then planning would be ready for hearing. We have updated the plans submitted with these items. Thanks! Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 1 09/15/2021: FOR HEARING ‑ UNRESOLVED, REVISED: The easement has not been shown on the site plan. Please add the 8 foot easement to the site plan in the next round, and provide a legal description, deed of dedication, and fees to record the easement. Documents regarding the easement dedication are included with this comment letter. The easement has been added to the site plan and the other documents and fees have been paid. 04/19/2021: FOR HEARING: The applicant would be required to dedicate an 8 foot utility easement behind the alley right‑of‑way (and depict on the plans prior to hearing) as part of this application in conformance with alley cross section requirements. A legal description and deed of dedication, along with $250 deed of dedication and recording fees as outlined under the "Process" area of the "Easement and Right Of Way Dedication" of the following link would be required prior to plan approval: https://www.fcgov.com/engineering/devrev.php The easement has been added to the site plan and the other documents and fees have been paid. Comment Number: 2 09/15/2021: FOR HEARING ‑ UPDATED: Thank you for indicating the conduit on the site plan. As a result, overhead utilities will not need to be undergrounded at this time. Thank you, we appreciate the comment. 04/19/2021: FOR HEARING: 3.3.2(D)(7) of the Land Use Code requires overhead utilities to be undergrounded but provides an exemption to this requirement, provided conduit is installed to accommodate future undergrounding. The applicant has the option to install the conduit (within the utility easement) and would indicate this on the plans, instead of undergrounding the overhead abutting the frontage. It is my understanding that this comment is covered by the 9/15/211 comment. Comment Number: 3 09/22/2021: FOR HEARING ‑ REVISED: Alley improvements may be required in order to meet Stormwater standards. Full paving of the alley may not be necessary. We will discuss this further next week. Department: Stormwater Engineering Contact: Matt Simpson, (970)416‑2754, masimpson@fcgov.com Topic: General Comment Number: 5 09/21/2021: FOR HEARING ‑ UPDATED: *REVISED COMMENT* I looked through the drainage letter and will need a flow depth calculation for the alley. 04/20/2021: FOR HEARING: See drainage report redlines. I have a couple questions about the rational flow calculations. We have revised the drainage report and letter. Please see attached. Comment Number: 6 09/21/2021: FOR INFORMATION ONLY: For your information, a post‑project lot grading certification, by a Colorado PE, will be required before the Certificate of Occupancy can be issued. We will have a post‑project lot grading certification by a Colorado PE . Comment Number: 7 09/22/2021: FOR HEARING: Based on the updated survey and drainage report (thank you) the alley is not adequate to convey flows from this project to Mulberry Street without causing damage to adjacent properties. In these situations, the City will not accept detention on single family lots when there are other options. You will need to consider a conveyance improvement and not detention to offset the increased flows. Please also note that improvements to the alley with this project will require a formal Utility Plan. We have revised the drainage report and letter. Please see attached. Department: Water‑Wastewater Engineering Contact: Matt Simpson, (970)416‑2754, masimpson@fcgov.com Topic: General Comment Number: 3 09/21/2021: FOR HEARING ‑ UPDATED: Please add a cover memo summarizing the submitted calculation and conclusions. In addition, I am concerned there is a proposed 13‑D fire system pulling from the existing ¾‑inch shared water service. What will be the maximum flow rate and pressure needed for the 13‑D fire system? You will need to have your MEP designer confirm the 13‑D can function on this water service. I have confirmed with the Fire Protection Contractor that the 300 gallon loaf tank (located in the carriage house crawlspace) will provide the flows required for the 13-D system. 04/20/2021: FOR HEARING: Since this project is proposing to extend the water service from the existing duplex to the proposed carriage house, a “water service sizing justification memo” will be required. This should document the demand calculations for maximum flows and estimated continuous flows. This needs to show that the proposed peak demand is within limits for the existing ¾‑inch water meter – based on the City’s meter rating chart. Please have your engineer contact me with any questions. **Please be sure to consider any demand needs for the fire sprinkler system. We have completed the water sizing justification memo. Please see attached. Comment Number: 5 09/21/2021: FOR HEARING ‑ UNRESOLVED: 04/21/2021: FOR HEARING: Please provide 6‑ft min separation from the sewer service to the electric service. This requirement is for the safety of equipment operators in the future. We have revised the site plan to maximize the distance between the existing electrical and proposed sewer. Please see attached. Comment Number: 6 09/21/2021: FOR RECORDING: Extension of water and sewer services to the proposed carriage house will require a covenant agreement to be recorded with the plan approvals. This covenant agreement will require that the lot cannot be subdivided in the future – such that the carriage house would become on a separate lot than the main structure that the utility services are connected to. I have included the covenant template with the redlines. We have completed the covenant agreement. Please see attached. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: General Comment Number: 1 09/22/2021: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. We have revised the drainage report and letter. Please see attached. 04/19/2021: FOR HEARING: Please revise the legal description as marked. See redlines. Department: Environmental Planning Contact: Scott Benton, (970)416‑4290, sbenton@fcgov.com Topic: General Comment Number: 2 09/21/2021: No further comments. Good luck. Department: Light And Power Contact: Cody Snowdon, 970‑416‑2306, csnowdon@fcgov.com Topic: General Comment Number: 2 09/17/2021: FOR INFORMATION: ‑ UPDATED: Once Light & Power understands your power requirements, we can look into whether the transformer will need to be upgraded. We have calculated that the amperage needed for the carriage house electrical service will be less than 100 amps. 04/20/2021: FOR INFORMATION: The service to the property is powered from a 50 kVA, padmount transformer located south along the alley. This transformer may require to be upgraded depending on the electric requirements of the new carriage house. Comment Number: 4 09/17/2021: FOR HEARING ‑ UPDATED: The plans show the existing electric service running less than 3' from the proposed sanitary sewer service. Please revise the utility layout to allow for 3' minimum separation. We have revised the site plan to maximize the distance between the existing electrical and proposed sewer. Please see attached. 04/20/2021: FOR HEARING: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site 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. Comment Number: 5 09/17/2021: FOR INFORMATION: ‑ UPDATED: This comment applies to any individual residential service. If Unit C will require a service larger than 200‑amps, it will be considered customer owned and the previous comment would apply. We have calculated that the amperage needed for the carriage house electrical service will be less than 100 amps. 04/20/2021: FOR INFORMATION: All residential service requests above 200‑amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the first point of attachment to the meter and will own and maintain that service. Comment Number: 6 09/17/2021: FOR HEARING ‑ UPDATED: Please show the meter location on the plans and the building elevations. Please see attached. 04/20/2021: FOR HEARING: The Carriage House will required to be individually metered. The meter location will need to be coordinated with Light and Power. Please refer to Section 8 of the Electric Service Standards for addition requirements for metering. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Department: Building Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 09/20/2021: BUILDING PERMIT: 1. Drawings show that the house will be electrically heated. Houses require additional insulation: R21 between wall studs PLUS R5 continuous insulation on the face of studs (coordinate with structural engineer on best placement (exterior or interior side of walls. 2. New house must also be PV ready (conduit in place). 3. Gutters should extend 5ft away from foundation. We have added a note about the R-5 insulation on the exterior of the house. Please see attached. The carriage house will be PV ready and we have added that note. We will ensure the gutters extend at least 5’ from the structure. Comment Number: 1 04/19/2021: BUILDING PERMIT: 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. Department: Water Conservation Contact: Eric Olson, 970‑221‑6704, eolson@fcgov.com Topic: General Comment Number: 1 04/21/2021: 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 HYPERLINK "mailto:eolson@fcgov.com" eolson@fcgov.com Please see attached.