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HomeMy WebLinkAboutDUPLEX - 618 E MYRTLE STREET - BDR240004 - SUBMITTAL DOCUMENTS - ROUND 1 - ResponsesCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com October 13, 2023 Cristina Windsor 513 E Oak St Fort Collins, CO Re: Duplex at 618 E Myrtle Description of project: This is a request for approval of a two-family dwelling at 618 E Myrtle St (parcel # 9713232017). The applicant is seeking approval of an existing unapproved duplex. Access is taken from E Myrtle St to the south and the alley to the east. The site is approximately 0.06 miles south of E Mulberry St and approximately 0.48 miles east of S College Ave. The property is within the Neighborhood Conservation, Medium Density District (N-C-M) zone district and the project would be subject to Basic Development Review (BDR) review. Please see the following summary of comments regarding Duplex at 618 E Myrtle. 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 mpomerleau@fcgov.com (970) 416-8082 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: 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. 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. INFORMATION - 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. INFORMATION - 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-requirements-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: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. 7. INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (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/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html 8. INFORMATION - SUBMITTAL 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 - SUBMITTAL 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. INFORMATION - SUBMITTAL: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off 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. Pre-submittal 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. 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. 13.I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 14.The proposed development project is subject to a Basic Development Review. The decision maker for your project will be the Development Review Manager and/or Director of Community Development and Neighborhood Services. All documents submitted to the City in association with your Basic Development Review project are available to the public through our website. Formal public notice of your project is at the discretion of the Development Review Manager, including a posted sign, mailing to surrounding neighbors and/or published notice elsewhere. 15.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. 16.I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 17.As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. 18.The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is 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. If you have any questions about fees, please reach out to me. 19.Submittals are accepted any day of the week, with Wednesday at noon being the cut-off 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 a three-week round of review, followed by a formal meeting. 20.When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. The applicant will need to provide land use table data on plans This includes: Lot size, overall floor area, rear half floor area, land used designation (two-family dwelling), parking spaces 2. A direct pedestrian connection from each unit entry to the street will be required.: currently there is a walkway between the second unit and the sidewalk on Myrtle providing access to the street from both units. 3. During the review process, the applicant team would need to demonstrate that the duplex would meet off-street parking space requirements, which scale up depending on the number of bedrooms in the additional unit. Off-street parking will need to be provided per the table in 3.2.2(K)(1)(a) Per the sketch plan, 4 parking stalls would be required. Stacked (tandem) stalls would not be counted in the required total. See Alternative Parking Request. 2 car garage, 2 driveway parking spaces in tandem and a 5th parking spot to the left of the existing driveway. The main house is a total of 3 bedrooms, plus the additional unit is a studio. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION – HISTORIC SURVEY: This property completed historic survey under a previous review process, known as “demo/alt” and determined Not Eligible on October 25, 2018. That finding is active but will expire on October 25, 2023. The previous process did not involve significant historical research. Once the survey expires, any new historic survey would need to meet the current historic review standards. However, based on the scope of the project, new historic survey would likely be waived. 2. FOR BUILDING PERMIT: Historic Preservation can likely waive new historic survey if modifications to meet current duplex requirements, if limited to minor modifications like new/larger egress windows and designated parking spaces in the landscape. If significant alterations to the primary building is required, a new historic survey may be required. No change to window egress, very limited change to parking and landscape and no change to exterior of the building. 3. INFORMATION ONLY - POTENTIAL FEE: This comment does not currently apply but may if significant exterior alterations are required to the building, or the owner/applicant elects to complete a new historic survey. Any historic survey that is required to provide documentation and a determination of eligibility of properties that contain buildings more than 50 years old, within 200 feet of the development site, will require an $850 fee per property/resource, paid by the applicant. Please contact Historic Preservation to receive an order form for survey at preservation@fcgov.com. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. My understanding is that this project does not propose any improvements to the property or the adjacent public right-of-way. My comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about this information, please contact me at sbuckingham@fcgov.com or 970-416-4344. 2. 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. 3. 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. NA 4. 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. 5. 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/urban-area-street-standards-2021 6. INFORMATION: This project is responsible for dedicating any right-of-way 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 right-of-way (15 foot along an arterial, 8 foot along an alley, 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 7. INFORMATION: Utility plans may be required and a Development Agreement may be recorded once the project is finalized. 8. INFORMATION: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. 9. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 10. INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way 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 non-compliance. 11. INFORMATION: The development/site cannot use the right-of-way 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. INFORMATION: Doors are not allowed to open out into the right-of-way. 13. INFORMATION: Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. 14. INFORMATION: In regard to construction of this site, the public right-of-way 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: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: The rezoning of this lot from a single family home to a duplex would not trigger the requirement for a Transportation Impact Study according to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM may trigger erosion control requirements. Department: Stormwater Engineering – Water Utilities Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 2. Minimal site improvements – single family, 1-lot development For your information Stormwater requirements apply on Single Family 1-Lot developments when the site adds or modifies greater than 1,000 square-feet 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 1,000-square 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. No change greater than 350 sqft. If site improvements are anticipated, please contact Water Utilities Engineering at WaterUtilitiesEng@FCgov.com to discuss the project specific stormwater requirements. 3. 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/utility-development. NA 4. Fees The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.253/ 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/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. NA Department: Water-Wastewater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 1. Existing Water Infrastructure There is an existing 4-inch water main in E Myrtle St with an existing 3/4-inch water service to the site. 2. Existing Sewer Infrastructure There is an existing 6-inch sanitary sewer main in the alley to the east of the property with an existing sanitary sewer service to the site. 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 single-family 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 WSR 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) 416-4252 to discuss. Information on fees can be found at: www.fcgov.com/development-fees Department: Electric Engineering Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 1. The existing electric infrastructure will need a comprehensive review to understand if the existing transformer can handle another dwelling. The transformer may need to be upgraded or other system upgrades maybe needed to accommodate the proposed plan. Please contact me to discuss. To be done at the time of permitting. A thorough review by an electrician will be done to identify areas where the property needs to be brought to code. 2. Each dwelling must have its own electric meter. The electric service to a duplex is considered customer owned. If a upgraded service is needed, it will need to be installed by the owner. As a heads up, you may want to put the service in an easement if the duplexes will sit on separate lots. To be discussed with Luke at time of permitting to ensure the requirement holds, building is a single structure and shares a lot. 3. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 4. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees 5. You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. 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 970-416 -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 970-416-4251 or dsuckling@fcgov.com Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. With no construction planned and no trees being affected, Forestry has no comments. Department: Fire Authority Contact: Katie Quintana Katie.Quintana@poudre-fire.org 1. PREMISES IDENTIFICATION 505.1.1 Address assignment and standards. (Amended) Addresses shall be assigned by the governmental entity having jurisdiction (Fort Collins, Timnath, or Larimer County) and shall comply with the Larimer County Street Naming and Addressing Standards as contained in the Larimer County Urban Area Street Standards. 505.1.2 Location and size. (Amended) The address numbers and letters for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. The minimum height and stroke shall be in accordance with Table 505.1.2. 505.1.3 Posting on one- and two-family dwellings. (Amended) The address numbers and letters for one- and two—family dwellings shall be a minimum of four inches in height with a minimum ½ inch 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. Will be done when project is complete. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. The building will need to meet current code, for example the 1-hour dwelling separation wall/floor must be installed if not currently present and both dwellings can't share a forced-air-furnace for heating. These corrections would need to made with a building permit and pass inspection. Mini split will be added to the additional unit for heating, in addition, construction project will be done after the permitting phase to investigate the wall construction and add the 1hour fire separation as needed. 2. Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2021 International Plumbing Code (IPC) as amended by the State of Colorado 2023 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: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. · 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. · 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. Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 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 replat 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. NA 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.