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HomeMy WebLinkAboutMAGNOLIA & SMITH SUBDIVISION - BDR230007 - SUBMITTAL DOCUMENTS - ROUND 2 - 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/developmentreview June 30, 2023 Liesel Hans 405 Smith St Fort Collins, CO 80524 RE: Magnolia & Smith Subdivision, BDR230007, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Magnolia & Smith Subdivision. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416 8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau, mpomerleau@fcgov.com (970) 416 8082 Topic: General Comment Number: 1 06/26/2023: 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 Comment Number: 2 06/26/2023: INFORMATION: The proposed development project is subject to a Basic Development Review. The decision maker for your project will be the Director of Community Development and Neighborhood Services, or their designee. Comment Number: 3 06/26/2023: SUBMITTAL: 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. 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]. Comment Number: 4 06/26/2023: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic submittal requiremen ts and file naming standards_v1_8 1 19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 2_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Comment Number: 5 06/26/2023: 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 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/sfdcarti cles/sfdcarticles/Drawing text appears as Comments in a PDF created by Aut 3 oCAD.html Comment Number: 6 06/26/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Comment Number: 7 06/26/2023: SUBMITTAL: For all subsequent submittals, all previously submitted documents that have not been revised should be included in addition to all revised documents. Comment Number: 8 06/26/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 9 06/26/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 10 06/26/2023: FOR APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com. Comment Number: 11 06/26/2023: FOR APPROVAL: If the project is approved by the Director, there is a two week appeal period from the date of the decision. The project is not able to be recorded until it is confirmed there are no appeals. Comment Number: 12 06/26/2023: FOR APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. 4 Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970 221 6599 Topic: General Comment Number: 1 06/27/2023: FOR APPROVAL: It was my understanding that the utility plan was to be a site plan/utility plan combo. All Land Use data should be on that plan not of the subdivision Plat document. I have also made redline comments about this in the plans set. These items should be included on a site plan sheet: Future Conditions with the proposed land use (Lot 3) Signature Blocks Setbacks for existing structures Floor area calculations Land Use information for the new lot The Bouton House Subdivision you had mentioned would be a good guide for the combo plan. Round #2 Submission includes a Site & Utility Plan combo. Items listed above are included in the updated documents. Comment Number: 2 06/27/2023: FOR APPROVAL: Neither the narrative document nor the site plans show or directly address the smaller accessory structures. These need to be noted on a site plan and include notes on the plans for these structures. A simple existing plan diagram with text notes will suffice. Relocated or demoed buildings will need to have a building permit request submitted prior to recording. I've included an aerial markup highlighting these structures. Round #2 Submission provides information about the 3 smaller accessory structures on the existing conditions document and on the Site/Utility combo plan document. Comment Number: 3 06/28/2023: INFORMATION: The reference copy of the approved Site & Utility Plan, and Plat from the Bouton House Subdivision will be included with the final round 1 comment letter and markups. 5 Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 06/26/2023: FOR APPROVAL: Please add the following note to the plat: Future parties interested in Lot 1 and Lot 3 acknowledge the abutting alley along the 100 feet of alley frontage is unimproved and future development/redevelopment of Lot 1 or Lot 3 is obligated for alley improvements as outlined in 24 95 of the City Code. Round #2 Submission includes this note on the Utility/Site combo plan and the Subdivision Plat. Comment Number: 2 06/26/2023: FOR APPROVAL: On the utility plan, please use different line types or line weights to distinguish between existing and proposed utilities. Round #2 Submission distinguishes existing and proposed utilities as requested on the Site & Utility plan. Proposed utilities lines are by smaller lettering and the letters are more frequently placed along the lines. Comment Number: 3 06/26/2023: FOR APPROVAL: On the plat, please dedicate a standard utility easement behind the public right of way of Smith Street, Magnolia Street, and the alley. Along Smith and Magnolia, the easement width should be nine feet. Along the alley, the easement width should be eight feet. Round #2 Submission includes the standard utility easements on the Subdivision Plat. Comment Number: 4 06/26/2023: INFORMATION REVISED: It looks like the new water and sewer connections require excavation within public right of way. When you are ready to construct these improvements, you will need to apply for an excavation permit through the City Engineering Department. You will need to call for locates of all existing wet and dry utilities in the area where you will be excavating. More information about excavation permits is available at https://www.fcgov.com/engineering/excavation Comment Number: 5 6 06/26/2023: INFORMATION REVISED: We will enter into a Development Agreement to memorialize the fact that the alley improvements will be deferred until future development or redevelopment of Lots 1 and 3. I will start drafting the DA during the second round of review. Comment Number: 6 06/29/2023: INFORMATION: After discussion between the applicants and City staff, it has been agreed that Lot 3 will take access from the alley and will not create a new driveway onto Magnolia Street. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970 416 4250 Topic: General Comment Number: 1 06/15/2023: FOR APPROVAL: See Markup of Plat, specifically "Notes" section. Would prefer minor adjustment to language for ease of future reference. Otherwise, packet and Plat is consistent with the Ordinance amending the Landmark boundary to be approved by City Council (1st reading June 20, 2nd reading July 18). Round #2 Submission includes the requested language updates on the Utility/Site combo plan and the Subdivision Plat. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970 224 6175 Topic: General Comment Number: 1 06/24/2023: INFORMATION: The subdivision/replat of these properties would not trigger the requirement for a Transportation Impact Study. TIS waived. However, any subsequent development of the new proposed lot will be reviewed upon submittal of a project to determine is further evaluation is required. Comment Number: 2 06/24/2023: INFORMATION: Driveway access for the newly created lot will be reviewed upon submittal of a development project. The location of any driveway access will need to meet the criteria outlined in the Larimer County Urban Area Street Standards for spacing 7 from the intersection. City preference would be to have the driveway access off the alley. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970 222 1801 Topic: Erosion Control Comment Number: 2 06/20/2023: INFORMATION: The are no proposed improvements with this lot subdivision, thus no Erosion Control materials submittal is needed. Department: Stormwater Engineering – Water Utilities Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 1 06/09/2023: INFORMATION: No stormwater infrastructure is present on site therefore no drainage easements will need to be dedicated with this plat. No other stormwater requirements are applicable at this time. Department: Water Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 1 06/09/2023: INFORMATION: The shown utility plan verifies that the future site is serviceable, and therefore has satisfied all the necessary requirements for water and wastewater. Department: Light And Power Contact: Rob Irish rirish@fcgov.com 970 224 6167 Topic: General Comment Number: 1 06/06/2023: FOR APPROVAL: Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be 8 located within a dedicated easement or the public right of way. Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Please coordinate relocations with Light & Power Engineering. There are no existing light and power electric facilities within the limits of the newly created Parcel/Lot 3. Future facilities will be located within a dedicated easement or public right of way. Comment Number: 2 06/06/2023: Information Only: When development occurs on Lot 3, 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/builders and developers/plant investmen t development fees Comment Number: 3 06/06/2023: Information Only: When development occurs on Lot 3, the chosen location for the electric service will be determined at that time. Field fitting of the electric service will be required by Electric Field Services. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416 4290 Topic: General Comment Number: 1 06/26/2023: INFORMATION: No comments. Department: Forestry Contact: Carrie Tomlinson ctomlinson@fcgov.com Topic: General Comment Number: 1 06/27/2023: INFORMATION: It does not appear there are any tree impacts for this project. No comments from Forestry. 9 Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 06/27/2023: INFORMATION: No comments from Parks or Park Planning, thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre fire.org 970 416 2869 Topic: General Comment Number: 1 06/26/2023: PFA has no comments for the Subdivision. Future development to the site will have additional requirements. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970 416 2341 Topic: Building Insp Plan Review Comment Number: 1 06/26/2023: New property lines but be located at least 5ft from any existing structure to maintain fire separation distance. Distance of each building to the newly created property lines are included in the Site & Utility Plan and are least 5 feet. Comment Number: 2 06/26/2023: 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 2021 IPC) with local amendments · 2020 National Electrical Code (NEC) as amended by the State of Colorado · Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes · Please read the residential permit application submittal checklist for complete requirements. 10 · 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 non fire 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 solar ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970 221 6588 Topic: Construction Drawings Comment Number: 3 06/27/2023: FOR APPROVAL: The plans should be 24"x36". Plans are 24” x 36”. Topic: Plat Comment Number: 1 06/27/2023: FOR APPROVAL: 11 Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970 221 6565 or jvonnieda@fcgov.com Round #2 Submission includes the changes requested. Topic: Site Plan Comment Number: 2 06/27/2023: FOR APPROVAL: Is a Site Plan required? The plan labeled as a Site Plan is an Improvement Survey Plat. Round #2 submission will include an Existing Conditions Plan, Site & Utility Plan and Subdivision Plat.