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HomeMy WebLinkAboutCARRIAGE HOUSE - 638 WHEDBEE STREET - FDP240012 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses 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 November 17, 2023 Jason Jones NoCO Custom Homes 2026 Bear Mountain Dr. Unit 107 Fort Collins, CO 80525 Re: Carriage House at 638 Whedbee Description of project: This is a request to build a carriage house dwelling unit at 638 Whedbee Street (parcel #9713214028). The existing garage on the site would be removed, and a new 400 square foot 2-car garage would be built with a 600 square foot apartment above. There would also be one gravel parking space next to the garage. Access is taken from Whedbee St to the west and the alley to the east. The site is approximately 0.37 miles east of S College Ave, and approximately 0.19 miles south of E Mulberry St. The property is within the Neighborhood Conservation, Medium Density District (N-C-M) and is subject to a Type 1 Review. Please see the following summary of comments regarding Carriage House at 638 Whedbee. 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 Response: Thank you, Marissa. I look forward to working together on this project. 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 right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. 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. Response: Currently, the applicant is not interested in having a neighborhood meeting. 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. Response: Thank you for this information. 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. Response: Thank you for this information. 5. INFORMATION - 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]. Response: We have provided detailed responses, as necessary. 6. INFORMATION - FOR 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. Response: Submittal documents have been provided using the City’s electronic submittal requirements and file naming standards. The correct link is https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file- Commented [MK1]: Is this true? Commented [MK2]: Was this provided? 3 naming-standards_v1_8-1-19.pdf?1703783275. 7. INFORMATION - 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/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: All PDF plans have been saved as optimized/flattened files. 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, debit/credit card or eCheck. 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 the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/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. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. 10. INFORMATION - FOR 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. 4 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. Response: The applicant acknowledges a sign will be required at the site through the final decision and appeal process. 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. Response: We will make sure to resubmit within 180 days to avoid the expiration of our project. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. Please include this Land Use info on plans: Land Use, Lot size, Allowable FA (Lot), Allowable FA (Rear 1/2), Overall FA, FA (Rear), FA of Carriage House, Footprint of Carriage House. FA(Floor Area) Response: Land Use information is provided on page XX of the architectural plans. 2. A minimum of one (1) off-street parking space must be provided for every bedroom contained within a carriage house. Response: The 2-car Garage should suffice 3. The site plan shall provide a separate yard area containing at least one hundred twenty (120) square feet to serve both the carriage house and the existing principal dwelling. Such yard area shall be at least ten (10) feet in its smallest dimension, and must provide privacy and screening for abutting properties. Response: Shown on Site Plan 4. To the extent reasonably feasible, decks, entry doors, major entry access stairs and major windows shall face the existing building or the alley (if the lots front the alley). To the extent reasonably feasible, windows that overlook an abutting side or rear yard shall be minimized. Update: The proposed location of the deck is not preferred and we'd be looking for justification for not putting along the front or rear of the building. Response: (1) There is a large tree on the southeast corner of the lot to obscure any privacy issues with the southern neighbor. (2) The deck we have shown on the southside only looks at the southern neighbors detached garage, not their outdoor living. (3) We have moved our building north on the lot to create more space between southern deck and neighbors detached garage. Commented [MK3]: Needs to be done once we have everything ready to be submitted. 5 5. Buildings, structures, open spaces and other features of the site plan shall be oriented and located such that they maintain natural resources, including existing significant trees and shrubs, to the extent reasonably feasible. Response: Existing buildings and tree shown on site plan 6. Total floor area for the unit may be up to 1000sf. The footprint of the building may not exceed 600sf. The carport will count as floor area. As shown this would exceed the floor area limit by 200sf. Response: Would like to further discuss why the carport counts as floor area. 7. The exterior eave height of an eave along a side lot line shall not exceed thirteen (13) feet from grade. The maximum eave height is measured at the minimum setback from the natural grade at the adjacent interior side-yard lot line. Building height shall not exceed 24ft. Response: Our eave heights are at 9’. 8. 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) Response: A 3ft wide connecting walkway is provided between the carriage house and the Whedbee Street sidewalk. Address signs are proposed on the civil plans sheet 3 at the intersection of the walkway and public right-of-way and at the bottom of the stairs to the second level of the carriage house. DOES THIS WALKWAY HAVE TO BE A SOLID SURFACE, OR CAN IT BE A LANDSCPAE PRODUCT? 9. A second floor shall not overhang the lower front or side exterior walls of a new or existing building. Overhanging portions of the building may be on the rear (alley side) or would need a modification of the standards. An overhang facing the front may be an easier modification to support than to the side. Response: Our upper floor only overhangs the main floor on the alley side 10. A correction to the project description this project will be subject to a Type 1 Administrative review. Contact: Kim Meyer kimeyer@fcgov.com 11. INFORMATION: Helpful to clarify the timing to understand if this will be applied for under the current code or under the approved new LUC, which will be effective 1/1/2024. An ADU is permitted within this zone under both codes with this size lot. Under EXISTING LUC - permitted on lots >10K SF. a. Max height - 24' / Exterior eave height (side wall) is 13' b. Max SF of habitable area & building footprint is 600 SF. c. Setbacks - Side is 5' + 1' set back for each 2' of height d. Allowable Floor Area for an accessory building with habitable space is 600 SF. this includes the ground floor garage space and any living space above that level. e. The site plan must provide a separate yard area containing at least 120 SF to serve both the carriage house and the existing principal dwelling. Such yard area shall be at least ten (10) feet in its smallest dimension, and must provide privacy and screening for abutting properties. Response: I would like to have a conversation about allowable sq ft calcs. (45% of 1538 is 692) 6 12. INFORMATION: Under NEW LUC - OT-B: a. Max height for ADU structure is 24' or that of primary residence, whichever is less. 13' Max height for side-facing wall, requires 2' step-back to 2nd floor. b. Max SF of 45% of main home footprint (does not count basement). 808 SF x 45% = 363.6 SF Update: the allowable square footage of the ADU would be based on the percentage of the floor area of the principal building. Per the conversation in the review meeting, a floor area of 1538sf would allow for a building of approximately 615sf. (Arlo Schumann) Response: I would like to have a conversation about allowable sqft calcs. (45% of 1538 is 692) 13. ARCHITECTURE: There are a variety of design requirements in both codes. Ensure that you consult the appropriate code and reach out with questions. No architecture was shown, so no specific comments possible. Codes will address orientation of entry doors & window, solar access, roof pitch, and other required features. Response: Received Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 1. INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. Response: No comments require further clarification in this section. 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. Response: Applicant shall pay these fees prior to building permit issuance. 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. Response: Existing curb, gutter, and sidewalk are in good condition prior to construction. Applicant recognizes any destruction, damage, or removal of curb, gutter, and sidewalk during project construction shall be their responsibility to replace or retore to City of Fort Collins standards. 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. Response: The adjacent Whedbee Street sidewalk is ~5 ft wide and currently meets ADA standards. 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 Response: No public improvements are being proposed with this project. 7 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 Response: The applicant will be dedicating two utility easements with this project. A 9 ft utility easement is proposed along Whedbee Street and an 8 ft easement along the alley. These easements are shown on Sheets 3 and 4 of the civil plans and are being provided per separate document by Northern Engineering. 7. INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. Response: Utility plans are provided with this submittal. LCUASS Appendix E has been referenced prior to submittal. 8. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Applicant acknowledges a DCP will be required 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. Response: Received 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. Response: No encroachments exist or are proposed with this project. 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. Response: No LID methods are proposed within the right-of-way. 12. INFORMATION: Doors are not allowed to open out into the right-of-way. Response: No doors are proposed to open out into the right-of-way. 13. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Received 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 8 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. Response: Applicant acknowledges that the public right-of-way will not be used for staging or storage of materials or equipment associated with this project’s construction. 15. INFORMATION: Developments often require review from other external agencies and property owners. If there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. Response: There is no offsite work required with this project. There is a common driveway agreement along the southern property boundary, which is being maintained with this project. 16. SITE SPECIFIC: The existing building on the east part of the site seems to be crossing the property line. Buildings are not permitted to cross property lines. Is this building proposed to be torn down? It looks like it would interfere with the proposed garage with a living space. Is your neighbor to the south aware of the building crossing property lines, and are they okay with tearing the building down? Response: The Improvement Survey Plat by Northern Engineering confirms the existing building on the eastern part of the site is not crossing the property line. 17. SITE SPECIFIC: A plat will be required for this project if one does not exist for this property already. If a plat does exist for this property, please provide it with the first submittal of this project. Is there an existing utility easement along the alley or along Whedbee Street? Response: The parcel is part of the Galligan Plat and the deeded parcel is Lot 22 and the North 8 1/2 feet of Lot 23, Block 166, City of Fort Collins as recorded January 20, 1911 as Reception No. 138413. The recently completed Improvement Survey Plat by Northern Engineering is being provided with this submittal. The additional utility easements will be provided per separate documents. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION – HISTORIC DESIGNATION: This property is a City Landmark, designated by City Council on April 2, 1996. Confirmed via the minutes of the February 27, 1996 Landmark Preservation Commission meeting, the existing garage is not part of the Landmark designation and may be demolished. Response: Thank you for this confirmation. The existing garage is proposed to be demolished with this project. 2. CODE REQUIREMENTS WHEN A CITY LANDMARK IS ON THE PROPERTY: If the property in question is a City Landmark, or a contributing building in a Landmark District, then all exterior modifications and infill construction on the site must meet the City’s adopted Standards for the treatment of historic properties (Municipal Code 14, 9 Article IV). In this case, because the property is protected by ordinance, Preservation staff or the Historic Preservation Commission are decision-makers on exterior alterations. Response: No improvements are planned for the existing home on the property. 3. PLAN OF PROTECTION: A plan of protection for all nearby historic resources is required to be submitted to Historic Preservation. This plan will need to detail the particular considerations and protective measures that will be employed to prevent short-term and long-term material damage and avoidable impact to the City Landmark on the property from demolition, new construction, and operational activities, as well as any additional requirements for rehabilitation, long-term stabilization and interpretation of historic resources. Response: Homeowner has been working with Historic Preservation on the existing home. Those lines of communication are intact. 4. HISTORIC PRESERVATION COMMISSION: The applicant is required to seek approval from the HPC for development sites that contain a City Landmark. The decision addresses compliance of the development with Municipal Code 14, Article IV. The HPC meets every 3rd Wednesday of the month at 5:30pm at City Hall. Response: Homeowner has been working with Historic Preservation on the existing home. Those lines of communication are intact. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: The addition of a carriage house above a newly constructed garage would not trigger the requirement of a Transportation Impact Study according to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Response: Thank you for this confirmation. 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. Response: This project proposes to disturb ~4,700 sf of land, which is less than the 10,000-sf disturbance triggering erosion control requirements at the site. Department: Stormwater Engineering – Water Utilities Contact: Stephen Agenbroad sagenbroad@fcgov.com 2. Minimal site improvements – single family, 1-lot development 10 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. If site improvements are anticipated, please contact Water Utilities Engineering at WaterUtilitiesEng@FCgov.com to discuss the project specific stormwater requirements. Response: The project proposes to modify more than 1,000 sf of impervious area with this development; therefore, a drainage report and construction plans are provided with this submittal. Based on our design, ~600 sf of new imperviousness will be added with this development. 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/utility-development Response: The site design conforms to the FCSCM and the Old Town Master Drainage Plan (<5,000 sf new imperviousness). 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. Alley Drainage (special case): Drainage into alleys in 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 and may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. Response: A drainage letter and construction plans are provided by Keefe Civil. These documents identify the existing and proposed drainage patterns and tabulate the final site impervious areas on construction plan sheets 4 and 5. The drainage letter provides a drainage analysis of the alley. 5. Stormwater outfall The stormwater outfall options for this site appears to be Whedbee Street if the alley is found to be an unacceptable outfall. Response: No new stormwater is proposed to outfall into Whedbee Street. Proposed site improvements will follow existing drainage patterns and release stormwater towards the alley, which is an acceptable outfall. 6. Stormwater Quality requirements for single family lots only 11 If the improvements create or modify greater than 1000-square 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. Response: The proposed site improvements result in ~600 sf of new impervious area. There is a disconnection of impervious areas on the north, west, and south sides of the proposed carriage house and the downspouts are directed into landscaped areas. 7. 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. Response: Applicant acknowledges a PIF of $151.80 (600 sf * $0.253/sf) will be due at the time of building permit issuance. 8. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: No offsite stormwater flows are known to cross the development site. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Existing Water Infrastructure There is an existing 4-inch water main in Whedbee Street with an existing 3/4-inch water service to the site. Response: The existing water service is shown on utility plan sheet 3. 2. Existing Sewer Infrastructure There is an existing 8-inch sanitary sewer main in the alley east of the property with an existing sanitary sewer service to the site. Response: The existing proposed carriage house will connect to the existing sewer service between the alley and the house. 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 Single-Family and the proposed change would convert the property to a Duplexrate 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 Response: Applicant shall coordinate with the utility fee and rate specialists and pay the additional fee at the time of building permit application. 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 12 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. For the submittal we need a simple utility plan that shows that the services are extended downstream of the water meter. Response: A utility plan is provided on Sheet 3 of the construction plans. Applicant shall provide the requested covenant agreement. Department: Electric Engineering Contact: Rob Irish rirish@fcgov.com 970-224-6167 1. Light & Power has existing electric facilities located in the alley way. The property is currently fed single-phase secondary service from the alley. Response: The existing electric facilities were located with the improvement survey plat and are shown on the construction plans. 2. 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 dedicated easement or public right-of-way. Please coordinate relocations with Light and Power Engineering. Response: Per a phone conversation with Rob on May 28, 2024, the existing electrical service between the alley and the single-story house on the west end of the lot will need to be relocated since it will be underneath a permit structure (covered deck) with the carriage house. A new electric service is shown to be run between the proposed transformer pad and the proposed carriage house. 3. 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. Response: An 8 ft utility easement is being provided along the alley way, which provides sufficient space to install a pad mount transformer. 4. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Per a phone conversation with Rob on May 28, 2024, a new transformer pad will be located southeast of the proposed carriage house. As shown on Sheet 3 of the Utility Plans by Keefe Civil, the necessary clearances will be provided with the proposed transformer pad location. 5. Please provide adequate space along the private drives 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. 13 Response: All minimum separation requirements are indicated on Sheet 3 of the Utility Plans by Keefe Civil. 6. This project will need to comply with our electric metering standards. Electric meter 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 Response: Per a phone conversation with Rob on May 28, 2024, the proposed electric meter location is shown at the southeast corner of the carriage house. Final location shall be coordinated with Light and Power Engineering during construction. 7. Electric capacity fee, 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/builders-and-developers/plant-investment-develo pment-fees Response: Applicant shall pay all necessary fees prior to building permit approval. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. FOR SUBMITTAL: 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 low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (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. Response: Received 2. FOR SUBMITTAL: If trees are to be removed: 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 5-7 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 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS 14 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: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 Response: Received 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 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 4. FOR SUBMITTAL: Please indicate how the critical root zone of the existing tree will be protected during planting and proposed construction. Response: Sheet 3 of the utility plans indicates the water service line must be a minimum of six feet away from the existing tree. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. Will there be any impacts to the city right of way including updates to irrigation or installation of utilities to service the additional dwelling unit? If there will be impacts with this proposal you will need to coordinate with forestry (fhaberecht@fcgov.com) to make sure that the trees in the right of way are protected. Response: No work is planned within City right-of-way. Department: Fire Authority Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 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. 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. The fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved automatic sprinkler system (NFPA 13D). This proposed carriage house is beyond 150 feet when measured from Whedbee St. The alley is not improved and cannot be considered for access unless it is improved to meet fire lane requirements found in comment #2. If the carriage house is equipped 15 with a 13D fire sprinkler system, this distance can be extended to 300 feet. The proposed carriage house is within the extended 300 foot distance. Response: The carriage house is proposed to be equipped with a 13D fire sprinkler system. A note regarding the sprinkler system is provided on Sheet 3 of the utility plans. 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, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end 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. -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. Response: The applicant proposes to install the 13D fire sprinkler system instead of the fire lane. 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. Response: A 3 ft wide walkway is proposed on Sheets 3 and 4 of the utility plans. 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 two-family 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. 16 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. Please add wayfinding signage to the site plan. Response: Sheet 3 of the utility plans shows the location of two address signs for the carriage house. 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 hydrant is located at the Northwest corner of Whedbee and Laurel and located within the required distance. Response: A note is provided regarding the location of the nearest fire hydrant on Sheet 3 of the utility plans. 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.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. 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.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. A permit is required for single family house construction and 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 · 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. 17 · 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. Response: Received 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. Response: The utility plans are provided on the NAVD88 vertical datum. The benchmark data is provided on Sheet 1 of the utility plans. 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. Response: The project is not submitting a replat. The parcel is part of the Galligan Plat. The deeded parcel is Lot 22 and the North 8 ½ feet of Lot 23, Block 166, City of Fort Collins as recorded January 20, 1911 as Reception No. 138413. 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. Response: A subdivision plat is not required with this project. 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. Response: The two proposed utility easements with closure reports by Northern Engineering are provided with this submittal.