HomeMy WebLinkAbout611 LAPORTE AVE - CARRIAGE HOUSE - FDP230018 - SUBMITTAL DOCUMENTS - ROUND 1 - 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
April 07, 2023
Noah Hutchison
5361 Moonlight Bay Drive
Windsor, CO 80528
Re: Carriage House at 611 Laporte
Description of project: This is a request to build a carriage house at 611 Laporte Ave
(parcel # 9711305004). The applicant proposes to build a Carriage House dwelling unit on
the rear of the property at 611 Laporte St. Access is taken from the alley to the south. The
site is approximately 0.50 miles west of N College Ave and directly south of Laporte 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 611 Laporte.
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) 4168082 or
via email at mpomerleau@fcgov.com.
Responses Provided by:
David @ Asher Architects
Noah @ Hutch Design Build
Ryan @ Northern Engineering
Comment Summary
Development Review Coordinator
Contact: Marissa Pomerleau, (970) 4168082, mpomerleau@fcgov.com
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!
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2. INFORMATION:
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. INFORMATION:
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.
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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
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. INFORMATION 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. INFORMATION 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.
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11. INFORMATION:
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.
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. Please include floor area calculations for the existing buildings on site, including the
primary residence as well as any structures greater than 120sqft. Provide overall lot area
in square feet, and include total allowable floor area calculations for the overall lot and rear
half per NCM allowable floor area calculations.
We added a table to plan set for these calculations. David @ Asher
2. Please provide the roof overhang distance. This is especially important for the portion of
the overhang that encroaches into the required setbacks (rear)
Roof overhand dimensions have been added to sheet A1.3. David @ Asher
3. A minimum of one (1) offstreet parking space must be provided for every bedroom
contained within a carriage house. The existing parking area to the west should be an
improved surface suitable for vehicle parking and should provide a demarcation of each
spot. (often a wheel stop for each space is sufficient)
A permanently mounted wheel stop and compacted road base will be provided within the parking space provided for the carriage
house to the west of the structure. David @ Asher
4. Please provide a connecting walkway from the carriage house to a street sidewalk. The
address for the carriage house shall be posted to be visible from the intersection of the
connecting walkway and public right of way. Per 3.5.2(D)(1)
Connecting walkway has been added to street sidewalk, notated on site plan. David @ Asher
5. For Information: The covered open area on the ground floor may not be used as a carport
and may not be enclosed by more than two sides in the future. I request a note on the
plans to that effect is added to the plan documents.
Notes have been added to sheet A1.2 stating that the covered patio area is not to be used for parking and will not be enclosed in the
future. David @ Asher
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.
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
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proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com
1. SITE SPECIFIC:
The rear alley setback will require that the 5 foot setback be dedicated as an easement.
The front of the property along La Porte will also require a 15 foot easement.
Information on easement dedications can be found here:
https://www.fcgov.com/engineering/devrev
Addressed in grading document with drainage, etc. Ryan @ Northern Engineering
2. SITE SPECFIC:
The proposed carriage house will need to be moved to the north so that the roof
overhang does not encroach on the easement.
The structure has been moved 1’4” to the north to keep the overhang completely out of the proposed easement. David @ Asher
3. The following comments are informational as you develop your site plan further. Some of
the comments may lose applicability as the site develops.
4. 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.
5. 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.
6. 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.
7. 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
8. 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 (5 foot in this district), and
9 foot along all other street classifications). Information on the dedication process, as
well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php
9. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
10. 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
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approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in noncompliance.
11. 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.
12. Doors are not allowed to open out into the rightofway.
13. 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.
14. 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. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review.
There are no designated historic resources on the site and the nature of the project
does not impact any historic resources that may lie on the development site or within
200 feet of the site. Specifically, since the property is classified as a singlefamily
dwelling, and the addition of an accessory dwelling unit does not alter that classification,
no historic review is required unless demolition of the primary structure is proposed.
2. INFORMATION ONLY – HISTORIC SURVEY: This property is not designated as
historic. However, it was included in a 20162017 historic survey of the Loomis Addition
neighborhood. That survey determined that the neighborhood could qualify for historic
designation as a Landmark District, and that this property would contribute to the
district. That survey further recommended that this property was Eligible for designation
as a Fort Collins Landmark. If you would like a copy of the historic survey, or are
interested in learning more about the benefits and responsibilities of potential historic
designation, please contact Preservation staff at preservation@fcgov.com.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca, acrecca@fcgov.com
1. No Comment from Erosion Control. Based upon the submitted materials it has been
determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in
a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the
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project, and is not part of a larger common development that will or is under
construction. Therefore, Erosion Control Material submittal is not needed. If this project
substantially changes in size or design where the above criteria now apply, erosion
control materials should be submitted. Although the project at this time requires no
erosion control material submittal, the project still must be swept and maintained to
prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other
pollutants from the potential of leaving the site and entering the storm sewer at all times
during the project in accordance with City Code §26498. If complaints are received or
site observation of the project seem not to prevent the pollutants from being discharged
the City may require the project to install erosion and sediment control measures.
Nearby inlets that may be impacted by the pollutants, in particular dirt, should be
protected as a good preventative practice and individual lots should be protected from
material escaping onto the sidewalk through the use of straw wattles or silt fence. If at
building permit issuance any issues arise please email erosion@fcgov.com to help
facilitate getting these permits signed off.
Department: Stormwater Engineering – Water Utilities
Contact: Water Utilities, (970)2246191, WaterUtilitiesEng@fcgov.com
2. Minimal site improvements – single family, 1lot development
For your information Stormwater requirements apply on Single Family 1Lot
developments when the site adds or modifies greater 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, show the site impervious
area is consistent with the drainage master plan, show how new runoff will be safely
conveyed to an adequate public facility, and methods for basic water quality treatment.
If the project will add between 350 to 1,000square feet of new impervious area, a
drainage letter, site grading plan, and impervious area documentation are required.
These must document the existing and proposed drainage patterns. In most cases
these will be prepared by a Professional Engineer registered in Colorado.
If site improvements are anticipated, please contact Water Utilities Engineering at
WaterUtilitiesEng@FCgov.com to discuss the project specific stormwater requirements.
Report provided in drainage letter. Ryan @ Northern Engineering
3. Master plan and criteria compliance
The design of this site must conform to the drainage basin design of the Old Town
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
Design provided and confirming. Ryan @ Northern Engineering
4. Documentation requirements
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.
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Drainage into alleys in can be problematic, causing damage to downstream and
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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 and may be required to show how conveyance of site drainage
is conveyed to an adequate public facility without impacting downstream properties.
Drainage plan provided with needed patterns and runoff, outlined in letter as well. Ryan @ Northern Engineering
5. Stormwater outfall
The best stormwater outfall options for this site appears to be Laporte Ave, the alley
cannot be used unless it can be proven that the extra runoff from the carriage house
does not negatively impact neighbors downstream.
Path to Laporte was the one taken Ryan @ Northern Engineering
6. Fees
The 2022 city wide Stormwater development fee (PIF) is $11,019/acre ($0.2530/ sq. ft.)
of new impervious area over 350 square feet. No fee is charged for existing impervious
area. This fee is to be paid at the time each building permit is issued. Information on
fees can be found at:
http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelo
pmentfees
or contact our Utility Fee and Rate Specialists at (970) 4164252 or
UtilityFees@fcgov.com for questions on fees.
Department: WaterWastewater Engineering
Contact: Water Utilities, (970)2246191, WaterUtilitiesEng@fcgov.com
1. Existing Water Infrastructure
There is an existing 12inch water main in Laporte Ave with an existing 3/4inch water
service to the site.
2. Existing Sewer Infrastructure
There is an existing 8inch sanitary sewer main in the alley to the south with an existing
sanitary sewer service to the site. The sanitary service runs along the SE corner of the
site, and may run under the proposed location for the carriage house. The city would
advise avoiding this scenario in the case maintenance ever needs to be done on the
service line.
Client has acknowledged risk and is okay with it. Noah @ Hutch Design Build
The city requires that any structure is at least 15 ft from any utility main. In this case the
sanitary sewer main runs through the alley and looks to be within 15 ft of the proposed
location of the carriage house. Please show that the 15 ft of separation is being
maintained by either verifying adequate separation or by moving the carriage house back.
Shown on grading/drainage plan. Ryan @ Northern Engineering
3. Change of Use
The proposed change of use for this property will result in a change to its classification
in the water & sewer fee structure. This property is currently classified as a singlefamily
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and the proposed change would convert the property to a duplex rate structure. As such,
new water and sewer development fees, Plant Investment Fees (PIFs), and water rights
fees will occur. These fees are to be paid at the time each building permit is issued.
Please contact our Utility Fee and Rate Specialists at (970) 4164252 to discuss.
Information on fees can be found at:
www.fcgov.com/developmentfees
Client has acknowledged and is okay with it. Noah @ Hutch Design Build
4. 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
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.
Client has acknowledged and is okay with it. Noah @ Hutch Design Build
5. Utility Plan Needed
Please show a utility plan for the carriage house. The water and wastewater utilities can
extend off of the existing utilities for the site but must be shown on a plan.
Utility plan included on grading/drainage plan as approved by city. Ryan @ Northern Engineering
Department: Electric Engineering
Contact: Cody Snowdon, 9704162306, csnowdon@fcgov.com
1. There is an existing 100 kVA padmount transformer located midway down the
north/south alley. This transformer is currently feeding this lot and the north half of the
block. This lot is directly fed from a secondary box located on the southern end of the
property. Further analysis upon receiving loading information for the Carriage House
will be required to understand if upgrades will be required to the existing transformer
and/or the secondary feed to the existing box. All upgrades will be at the expense of the
development.
Client has acknowledged and is okay with it. Plan is to do separate service. Noah @ Hutch Design Build
2. If any existing electric infrastructure needs to be relocated or underground as part of this
project, it will be at the expense of the developer and will need to be relocated within
Public RightofWay or a dedicated easement. Please coordinate relocations with Light
and Power Engineering.
Client has acknowledged and is okay with it. Noah @ Hutch Design Build
3. Please show all proposed and existing services on the Utility Plan to ensure 3 feet of
separation between the electric service and all other utility services. Please coordinate
with all other utility providers for minimum separations, as they may have more
constringent requirements.
Utility plan included on grading/drainage plan as approved by city. Ryan @ Northern Engineering
4. 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.
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5. The Carriage House would be 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.
6. The City of Fort Collins now offers gigspeed fiber internet, video, and phone service.
Contact John Stark with Fort Collins Connexion at (970) 2077890 or jstark@fcgov.com
for commercial grade account support, RFPs, and bulk agreements.
7. For additional information on our renewal energy programs please visit the website
below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/gorenewable
8. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape
Plans prior to the Entitlement Process approval.
9. 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 or visit the following website for an estimate of charges and fees related to
this project:
http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelo
pmentfees
10. Please reference our policies, construction practices, development charge processes,
electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/buildersanddevelopers.
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
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CONSTRUCTION APPLY."
The Songbird Nesting Survey document will be provided with the comment letter for you
to fill out.
Songbird nesting survey was completed and found to be in compliance. Enclosed with submittal. Noah @ Hutch Design Build
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: Christine Holtz, choltz@fcgov.com
1. INFORMATION ONLY
There are existing trees on site, including two cityowned street trees. Are there any
anticipated impacts to the existing trees in the parkway? If so, please contact City
Forestry (choltz@fcgov.com).
No requirements given from forestry. Reached out and Freddie Haberecht confirmed good to go. Left unchecked on checklist.
Noah @ Hutch Design Build
It take trees a very long time to grow in Fort Collins. For private trees, forestry
recommends retaining existing significant trees to the extent reasonably feasibly.
2. INFORMATION ONLY
Is any additional landscaping proposed on the property? If so, please see the tree/utility
separation requirements below:
10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines
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4’ between trees and gas lines
3. INFORMATION ONLY
Since there are existing trees in the public rightofway, we would recommend including
the Tree Protection Notes on the site plan. These notes are available from the
coordinator and/or Forestry (choltz@fcgov.com).
Department: Fire Authority
Contact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.org
1. FIRE APPARATUS ACCESS – IFC 503.1.1
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 (Laporte Ave). Any
private alley, private road, or private drive serving as a fire lane shall be dedicated as an
Emergency Access Easement (EAE) and be designed to standard fire lane
specifications.
Access cannot be measured from Laporte as it is considered an arterial road. Access
can either be measured from Whitcomb or the Alley if it is improved and meets fire lane
requirements. Measurements from Whitcomb are over 150 feet. If a 13D fire sprinkler
system is installed, we can extend the access distance and Whitcomb would be within
an acceptable street for access. If the alley is improved, it shall meet the following
requirements in comment 2
Accessed unchanged given to improvements to existing alley. Noah @ Hutch Design Build
2. 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 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
Access roads with a hydrant are required to be 26 feet in width.
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.
Deadend fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
Deadend fire access roads used for aerial access shall be 30 feet in width
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.
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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.
3. ACCESS TO BUILDING OPENINGS – IFC 504.1
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.
4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section
505.1.1 amendment
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 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 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.
5. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is
required within 400 feet of any residential building as measured along an approved path
of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial
roadways are not considered accessible to the site.
The nearest exhisting hydrant is located on the Southwest corner of Laporte and
Whitcomb within 400 feet of the proposed structure.
6. PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please be
advised Poudre Fire Authority is an additional and separate submittal. The link for
Poudre Fire Authority’s plan review application can be found at
https://www.poudrefire.org/onlineservices/contractorsplanreviewsandpermits/newb
uildingplanreviewapplication.
7. 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
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Free versions of the IFC can be found here: https://codes.iccsafe.org
Department: Building Code Review
Contact: Russell Hovland, 9704162341, rhovland@fcgov.com
1. 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
· 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.
· 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.
· Energy code requires short hot water supply lines by showing plumbing compactness.
All items requested have been included in permit set of plans per code. Building permit has been submitted for and awaiting this
review.. Noah @ Hutch Design Build
Department: Technical Services
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Contact: Jeff County, 9702216588, jcounty@fcgov.com
1. 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 if you need up to date Benchmark Statement format and City Vertical Control
Network information.
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.
3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable
Monument Records will be required. These are required with Round 1 submittal.
4. Closure reports will be required for all Subdivision Plats, Easements, and any other
document requiring a legal description & sketch being submitted for review. These are
required with Round 1 submittal.
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