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HomeMy WebLinkAboutMAGNOLIA & SMITH SUBDIVISION - BDR230007 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 January 20, 2023 Katherine Liesel Hans Fort Collins, CO Re: Carriage House at 405 Smith Description of project: This is a request for approval of a carriage house at 405 Smith St. (parcel # 9712334006). The applicant proposes to build a carriage house on the rear of the lot. The applicant is investigating purchase of a portion of and/or possible subdivision of the lot to the north (401 Smith) as part of the project scope. Access is taken from the alley to the west. The alley connects to E Magnolia St to the north and E Mulberry St to the south. The site is approximately 0.07 miles north of E Mulberry St. and approximately 0.19 miles west of Riverside Ave. The property is within the Neighborhood Conservation, Medium Density District (NCM) zone district and the project would be subject to Administrative (Type 1) Review. Please see the following summary of comments regarding Carriage House at 405 Smith. 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, Marissa Pomerleau via phone at (970)416-8082 or via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau, 1. 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2. INFORMATION: 2 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. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 1,000 feet (excluding public rightofway 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. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. 3. INFORMATION: 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. 4. FOR SUBMITTAL: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. 5. FOR SUBMITTAL: As part of your submittal, you will respond to the comments provided in this letter. The final 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. 6. FOR SUBMITTAL: 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 File type acronyms may be appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. 7. FOR SUBMITTAL: 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 3 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/DrawingtextappearsasCommentsinaPDFcreatedbyAutoCAD.html 8. FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide 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. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. 9. FEES: Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. 10. FOR SUBMITTAL: 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 its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. 11. INFORMATION NOTICE: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. 4 12. INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Arlo Schumann, 9702216599, aschumann@fcgov.com 1. Scheme 1: Lot size is not sufficient for building of a carriage house. A lot size of 10,000sf would be required. Current code limits carriage houses to 600sf floor area. Scheme 2: If the parcel lines are adjusted, the new property boundaries may not create nonconformities with the land use code standards. For example, minimum lot size, setbacks, and floor area limits. Scheme 3: Similar to scheme 2 subdividing 401 may not create nonconformities in the new lots. The proposed home is likely too large for a 5000sf lot. A 5000 sf lot allows for 2,250 floor area max including the garage, and 825sf max on rear half Applicant is proposing a concept most similar to the feedback provided about Scheme 3. The proposed three lots are each conforming lots. All are greater than the 5,000 square foot minimum residential lot size. No building is proposed for the new lots at this time, but the zoning requirements like maximum floor area, and area on rear half, are noted for future development on the newly created lot. The eventual single-family home design will meet the max floor area required. The new “Lot 3” of the proposal is 5,105 sq. ft. and the max above grade square footage will be 2,276 sq. ft = 0.25*5105+1000, 5 based on current code. The maximum area on the rear half of the lot will be max 842.325 sq. ft. = 5105*.5*.33. For the replat of Lot 1 (405 Smith) and Lot 2 (401 Smith), both are conforming under the proposed replat.. Lot 1 (405 Smith), the total home square footage including the basement is 2,850 square feet. With a new lot size of 8,171, the maximum allowable floor area on the rear half is 1,348.2 square feet. The back half of the lot starts beyond the main house footprint and thus only the shed contributes to this calculation. The shed is 223.26 square feet, which is well below the max for the square footage on the rear half. The max allowable floor area for a single-family home on this lot size is 3,043 square feet. The above grade square footage of the current home is 1,900 square feet. Per land use code, the first 250 square feet of a detached accessory building is excluded as long as at least 10 feet behind the main building. The accessory building is only 223 square feet so the total existing floor area for this purpose is 1900 square feet, which is less than the allowed 3,043 square feet. Lot 2 (401 Smith), the total home square footage is 1,796 square feet. There is one small portable shed but it is less than 120 square feet so does not factor into any of these calculations. With the new lot size of 5,724, the maximum allowable floor area on the rear half is 944 square feet. The square footage on the first floor in the rear half is 692 square feet and the area on the second floor in the rear half is 90 square feet, for a total of 782 square feet which is less than the maximum allowable floor area on the rear half requirement. The maximum allowable floor area for a single-family home on Lot 2 is 2,431 and the existing home size of 1,796 square feet is less than this maximum area. 2. For information: The lot size for 401 would be sufficient to construct a carriage house. 3. For information: Setbacks for the NCM district are: Front:15' with garage 20' from back of sidewalk Rear: 15' and 5' from existing alleys Side(Interior): 5' Side corner lot (Street side): 15' Building height: 2 stories 4. If subdividing or adjusting boundary lines you will most likely need to address the relationship of the accessory building to the new boundaries. This may the removal or modification of the structures. The only accessory building is on 405 Smith property and is not affected by the new boundary lines. There is only one remaining small portable shed on the 401 Smith property, which is set back 3” from the proposed property boundary of newly proposed Lot 3. 5. For information: a nonregulated land transfer (which is the adjustment of the property lines in scheme 2) may not occur between parcels with the same owner. If at the time you wish to adjust the property lines you are the owner of both properties, you would be required to replat the properties to create new property lines. 6.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. Future development on new “Lot 3” will meet all applicable standards of the Fort Collins Land Use code. This is not applicable at this time as this proposal is only to subdivide and replat two parcels/lots into three parcels/lots. 7. 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. 6 Proposal does not request or require any modification of standards. Department: Engineering Development Review Contact: Sophie Buckingham, sbuckingham@fcgov.com 1. If the existing alley is not paved, we will need to discuss the possibility of paving the alley from Magnolia Street to the south property line of 405 Smith Street. The existing alley is not paved, the alley entrance is paved. Modifications are not expected. 2. Are there any existing overhead power lines in the alley? If so, these lines will need to be relocated underground along with this project. There are no overhead power lines in the alley. 3. Option 2 and Option 3 would both require a subdivision plat. A subdivision plat has been included in the application. 4. INFORMATION: The remaining comments are general information that is provided to every project at the conceptual stage. If you have any questions about the informational comments, or about the sitespecific comments above, please contact me at sbuckingham@fcgov.com or 9704164344. 5. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. 6. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 7. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. 8. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urbanareastreetstandards2021 9. INFORMATION: This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the rightofway (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other 7 street classifications). Information on the dedication process, as well as deed templates for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php 10. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 11. INFORMATION: Depending on the scope of public infrastructure proposed with the project, a Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. 12. INFORMATION: LCUASS parking setbacks (Figure 196) apply and will need to be followed depending on parking design. 13. INFORMATION: All fences, barriers, posts or other encroachments within the public rightofway are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in noncompliance. 14. INFORMATION: The development/site cannot use the rightofway for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. 15. INFORMATION: Doors are not allowed to open out into the rightofway. Bike parking required for the project cannot be placed within the rightofway and if placed just behind the rightofway need to be placed so that when bikes are parked they do not extend into the rightofway. 16. INFORMATION: In regard to construction of this site, the public rightofway shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Department: Historic Preservation Contact: Jim Bertolini, 9704164250, jbertolini@fcgov.com 1. INFORMATION: The 401 Smith Street property is a designated Fort Collins Landmark, including the full parcel, designated by City Council on Dec 2, 2008. As a result, any exterior modifications to the property, including new construction, are subject to Historic Preservation approval pursuant to Municipal Code Chapter 14, Article IV. 2. FOR APPROVAL – OPTION 1: ADU on rear of 405 Smith Street. In this case, the property at 405 Smith Street is not a designated historic resource and has not been 8 evaluated as to whether it qualifies for such designation. As a singlefamily dwelling, modifications are not subject to historic preservation review unless they demolish the primary residence or modify the property to a nonsinglefamily use. Does not apply, not pursuing this option. 3. FOR APPROVAL – OPTION 2 (revised 1/19): Subdivide 401 Smith and build ADU at rear. In this case, completion would need a successful modification to the City Landmark designation ordinance (recommendation from Historic Preservation Commission with approval from City Council). While an ADU constructed on the rear of the 401 Smith property is allowable, it would be subject to design approval from the Historic Preservation Commission. The disruption of the historic setting of the property with smaller lots and accessory structures like garages along the alley makes approval of this option unlikely. However, construction of an ADU that sits squarely on 401 Smith Street without the need for a property line adjustment is feasible. Does not apply, not pursuing this option. 4. FOR APPROVAL – OPTION 3 (revised 1/19): Subdivide 401 Smith and build new SF dwelling. This option is also unlikely to receive approval. Subdivision would require successful modification to the City Landmark designation ordinance (recommendation from Historic Preservation Commission with approval from City Council). While an ADU constructed on the rear of the 401 Smith property is allowable assuming it meets the necessary design requirements, infill with a full new 2200 square foot dwelling is unlikely to meet those Standards. If subdivision is permitted through a modification of the Landmark ordinance, it is likely that the modification would be to the description, not the actual boundary, of the Landmark, that the rear half of 401 Smith Street would remain designated, and that the new singlefamily dwelling would be subject to certain ongoing design requirements for future exterior modifications. In a follow up meeting held on 1/20 with Jim, Arlo and Marissa, Historic Preservation indicated they could support a staff recommendation for the subdivision and to modify the ordinance to reflect a new, smaller, landmark boundary of 401 Smith, given that the building has historic significance, not the lot. This proposal was supported by the Historic Presentation Commission on April 19, 2023. See note on the plat: “The Landmark boundary shall be redefined according to Resolution 3, 2023 adopted by the Historic Preservation Commission on April 19, 2023 and the anticipated Ordinance adopted by City Council.” 5. HISTORIC PRESERVATION COMMISSION: (For modifications to 401 Smith Street only) The applicant is required to seek approval from the Historic Preservation Commission. The approval, via a Certificate of Appropriateness, addresses compliance of the new construction with Chapter 14, Article IV of the Municipal Code, specifically the Standards for Rehabilitation that the City of Fort Collins has adopted for review and approval of projects on City Landmarks. A conceptual review before the HPC prior to the review of construction drawings for final approval is required. No modifications to 401 Smith are requested as part of this application. A Certificate of Appropriateness was granted to paint 401 Smith and remove the shutters. No other modifications are requested. 9 Department: Traffic Operations Contact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: Based on the narrative provided and the 3 options being proposed, it is unlikely that any of these options will trigger the requirement of a Transportation Impact Study. However, before we formally waive the TIS, we would like to wait until one option is chosen so we can be sure no traffic evaluation is required based on a specific project. The proposed project is subdividing two single-family parcels into three, creating a new, vacant, third parcel/lot. Applicant is not proposing any building at this time. With no development occurring, it is anticipated that the TIS will be waived. 2. FOR INFORMATION: Depending on which option the project decides to go with, we will need a clear understanding of where access and driveways will be placed. Based on what is proposed, it looks as though driveway access will be taken off of the alley, which would be the City's preference. Pedestrian and Emergency access will need to be considered as well depending on the option you choose. At this time, the proposal does not include any building proposal, but the eventual plans are for driveway access to be taken off the alley. Department: Stormwater Engineering Contact: Water Utilities, (970)2246191, WaterUtilitiesEng@fcgov.com 1. Minimal site improvements – single family, 1lot development For your information Stormwater requirements apply on Single Family 1Lot developments when the site adds more than 1,000 squarefeet of impervious area (gross). Projects in this category will require a drainage report and construction plans (site plan, grading /drainage plan, utility plan) prepared by a Professional Engineer registered in the State of Colorado. The drainage report will need to document existing and proposed drainage patterns and show how new runoff will be safely conveyed to an adequate public facility. At this time, the proposal is only to subdivide and replat the parcels/lots. If required at the time of future development/building, a drainage report and construction plans will be submitted. 2. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Old Town Basin 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/utilitydevelopment At this time, the proposal is only to subdivide and replat the parcels/lots. If required at the time of future development/building, applicant will ensure conformity to the drainage basin design of the Old Town Basin Master Drainage Plan as well as the Fort Collins Stormwater Criteria Manual. 3. Documentation requirements 10 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. Drainage into alleys can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development. Unless the alley is shown to have adequate capacity, it will be required to show how conveyance of site drainage is conveyed to an adequate public facility without using the alley. At this time, the proposal is only to subdivide and replat the parcels/lots. If required at the time of a future development/building, a drainage letter and construction plans for addressing drainage will be submitted. 4. Stormwater outfall The stormwater outfall options for this site appear to be conveyance of flows to the street to the east, where it will flow to the nearest public inlet to the south at the intersection of Mulberry and Smith. If the 401 Smith St Property to the north is purchased, then flows can be conveyed to Magnolia, and then flow to the nearest public inlet at Magnolia and Whedbee. Drainage into alleys can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development. Unless the alley is shown to have adequate capacity, it will be required to show how conveyance of site drainage is conveyed to an adequate public facility without using the alley. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of a future development/building, applicant will ensure flows are conveyed to Magnolia. 5. Stormwater Quality requirements for single family lots only 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. At this time, the proposal is only to subdivide and replat the parcels/lots. If required at the time of future development/building, applicant will ensure stormwater quality treatment requirements are met. 6. Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage letter. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of future development/building, existing and proposed impervious areas will be documented in plans with a table summarizing the areas. The survey completed for this project 11 allows calculation of the pervious vs. impervious areas for review in future building on the site. 7. Offsite Stormwater Flows: The development will need to accept and pass any existing offsite flows At this time, the proposal is only to subdivide and replat the parcels/lots. If required, at the time of future development/building, will address the offsite flow requirements. Department: WaterWastewater Engineering Contact: Water Utilities, (970)2246191, WaterUtilitiesEng@fcgov.com 1. Existing Water Infrastructure There is an existing 4inch water main in Smith street with an existing 3/4inch water service to the 405 Smith Street property. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, the connection to water service will be to the line in Magnolia, with the proposed alignment of new service to the new third lot indicated on the plans. Per water engineering, a note has been added to the utility plan indicating that site fitting may be required for the eventual water service connection. 2. Existing Sewer Infrastructure There is an existing 10inch sanitary sewer main in E Magnolia to the north with an existing sanitary sewer service to the 405 Smith Street property. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, the connection to sanitary service is expected to be through the alley, with the proposed alignment of new service to the new third lot indicated on the plans. 3. Water conservation The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards At this time, the proposal is only to subdivide and replat the parcels/lots. As required, at the time of building, any applicable landscape and irrigation standards will be met. 4. Fees Development and water supply requirement (WSR) fees will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 4164252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/developmentfees At this time, the proposal is only to subdivide and replat the parcels/lots. In the future, the utility development and water supply requirement fees will be met at time of building permit. 5. Accessory Structure and Additional Dwelling Unit Fort Collins Utilities allows the water and/or sewer services from an existing structure to be extended to one (1) accessory structure. This requires a covenant agreement for the property such that the lot may not be subdivided in a manner that the additional structure 12 would become on a separate lot. If the accessory structure is an Additional Dwelling Unit (ADU), such as a “carriage house,” then additional water and sewer fees will be required. If you have any questions about what is allowed, please contact Water Utilities Development Review. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, any applicable additional water and sewer fees will be met, however, none are expected as applicant is not pursuing an ADU/accessory structure. Department: Electric Engineering Contact: Rob Irish, 9702246167, rirish@fcgov.com 1. Light & Power has existing electric facilities running north/south in the alley way. The existing home at 405 Smith is currently fed secondary from a secondary box in the alley way. This existing service could be in conflict with the proposed carriage house. Please have all existing and/or proposed facilities field located and shown on the site plan to determine electric routing and any potential conflicts. Applicant is not pursuing an ADU or carriage house at this time on 405 Smith. 2. System modifications to provide service to the new carriage house, for all three options given, may be necessary. It may be necessary for Light & Power to have the applicant provide a pocket easement, on site, to set a pad mount transformer to handle the additional load if the existing electric infrastructure is at capacity. At this time, the proposal is only to subdivide and replat the parcels/lots. In the future, applicant will provide a pocket easement if necessary. 3. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within Public RightofWay or a dedicated easement. Please coordinate relocations with Light and Power Engineering. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of future development/building, any necessary electric infrastructure that needs to be installed, reloaded or modified will be handled by the developer and located within the public ROW or dedicated easement. 4. The proposed carriage home is required to be individually metered. Applicant is not pursuing a carriage house. 5. Please provide adequate space 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. See the utility plans and related notes. 6. This project will need to comply with our electric metering standards. Electric meter 13 locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of future development/building, project will comply with electric metering standards and location will be coordinated with the City. 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/plantinvestmentdevelo pmentfees At this time, the proposal is only to subdivide and replat the parcels/ots. At the time of future development/building, applicable fees will be paid. Department: Environmental Planning Contact: Scott Benton, (970)4164290, sbenton@fcgov.com 1. FOR SUBMITTAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 57 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 57 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. There are no trees on the new Lot 3. Any existing trees will not be removed or impacted. 14 2. 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 Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. 3. INFORMATION ONLY: Our city has many sustainability programs 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 970416 2312 or rgatzke@fcgov.com 2) 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.com Department: Forestry Contact: Carrie Tomlinson, ctomlinson@fcgov.com 1. 1/19/2023: This project does not appear to be impacting trees on your lot. If this changes or if you would like any information on methods for protecting and preserving trees during construction, please contact forestry at ctomlinson@fcgov.com. There are no trees on the new Lot 3, and the proposed subdivision and replat will not impact any trees. Department: Fire Authority Contact: Theresa Reifinger, (970)416-4241 1. OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS IFC503.4: Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times. Alley can be accessed from East Mongolia Street At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, fire apparatus access roads shall not be obstructed in any manner. 2. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency 15 Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. Proposal 1 & 2 do not meet the 150 feet perimeter access. Proposal 3 does meet the 150 feet perimeter access. IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Applicant is pursuing subdivision aspect of Option 3, which was noted by PFA to meet the 150 feet perimeter access. 3. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. Maintain the required 20foot minimum unobstructed width & 14foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. Be designed as a flat, hard, allweather driving surface capable of supporting 40 tons. The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified by red curb and/or signage and maintained unobstructed at all times. Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. At this time, the proposal is only to subdivide and replat the parcels/lots. It is expected that a fire lane is not required. 4. ALLEY LOADED UNITS There is a reasonable expectation that emergency services personnel can quickly arrive at a persondoor to the residence. This is usually the front door; however, plans containing alley loaded lots present an added obstacle to access. PFA recommends that alley loaded units be provided with a persondoor off the rear (alley) side of the structure. In lieu of a rearfacing persondoor, front doors onto a greenbelt or other landscape feature shall be provided with an approved sidewalk to the front door that connects to with the alley to provide direct and efficient access to any individual unit. Future plans should include all walkways to the front door. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, applicant is not intending to submit an alley-loaded unit. Walkways will be included to a front door loaded from Magnolia. 16 5. MARKING IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. At this time, the proposal is only to subdivide and replat the parcels/lots. It is expected that a fire lane is not required. 6. RESIDENTIAL REQUIREMENTS IFC 507.5 and PFA Policy: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800foot centers thereafter. There is a fire hydrant at the alley on the north side of Magnolia; see plans. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of future development/building, the building will be within 400 feet of the hydrant. 7. ACCESS TO BUILDING OPENINGS An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, the access walkway will be noted on the plan. 8. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. Copies of our current local amendments can be found here: https://www.poudrefire.org/programsservices/communitysafetyservicesfirepreventio n/firecodeadoption Free versions of the IFC can be found here: https://codes.iccsafe.org 9. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one and twofamily dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black 17 background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, applicant will meet all premise identification requirements. Department: Building Code Review Contact: Russell Hovland, 9704162341, rhovland@fcgov.com 1. A new house must meet the current building code as shown below. Any new structure to be built can not be built over the property line and must maintain 5ft separation from any property line. A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2018 IPC) with local amendments · 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 Live Load: Ground Snow Load 35 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 Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter 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. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solarready zones at outlined in IRC appendix RB. At this time, the proposal is only to subdivide and replat the parcels/lots. At the time of building, the new house will meet the 18 applicable building code. Department: Technical Services Contact: Jeff County, 9702216588, jcounty@fcgov.com 1. 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. Plans are on the NAVD88 vertical datum. 2. If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. Subdivision plat title/name does not begin with a number. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. See subdivision plat and related documents. 4. Closure reports will be required for all Subdivision Plats & Easements submitted for review. See subdivision plat and related documents.