HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/20/2025
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
June 20, 2025
Jim Bair
609 S. MELDRUM ST
Fort Collins, CO 80521
RE: ADU at 609 S Meldrum Street, BDR250012, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of ADU at 609 S Meldrum Street. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Seth Goldstein via email at sgoldstein@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Seth Goldstein sgoldstein@fcgov.com
Topic: General
Comment Number: 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. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
Comment Number:
06/17/2025: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
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action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Comment Number:
06/17/2025: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
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.
Comment Number:
06/17/2025: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Comment Number:
06/17/2025: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Comment Number:
06/17/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number:
06/17/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Comment Number:
06/17/2025: NOTICE:
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.
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Comment Number:
06/17/2025: FOR RECORDING – PLAT AND PLANNING SET:
Could you please update the City signature blocks on the Plat and Planning
Set? Instead of using "this _______ day of ______A.D., 20____," could you opt
for "on this day, ____________" for the date? This alternative format facilitates
smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Please see the updated signature blocks on the Plat and Planning Set.
Comment Number:
FOR APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures (Section 6.3.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at
fcgov.com/developmentreview/proposals
Department: Planning Services
Contact: Kayla Redd kredd@fcgov.com 970-224-6086
Topic: General
Comment Number: 1
06/10/2025: FOR APPROVAL - DORMER
According to the zone district standards for the Old Town District, High (OT-C),
detached accessory structure dormers on an Accessory Dwelling Unit (ADU)
must have a minimum 2' stepback from the first story. A Modification of
Standard in accordance with Section 6.8.2(H) may be pursued if the
architectural features are not adjusted.
Please see the Modification Request as part of this application.
Comment Number: 2
06/10/2025: FOR INFORMATION - REASONABLE ACCOMODATION REQUEST
The Community Development Neighborhood Services (CDNS) Director is
reviewing the Reasonable Accommodation Request for the ADU height and
garage floor area. Staff has recommended approval.
Comment Number: 3
06/10/2025: FOR INFORMATION - REDLINES
Refer to Planning Redlines throughout the planning documents for additional
comments to be addressed. Changes, additions, and revisions that occur to
this plan set may elicit additional comments and redlines.
Please see the updated Planning Set as part of this application.
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Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
06/05/2025: NO HISTORIC REVIEW REQUIRED:
This proposal does not require historic review because 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.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
06/17/2025: FOR APPROVAL:
The project will need to install a sidewalk chase for the proposed valley pan
along the south property line. Please update the plans to show the sidewalk chase.
Response: The concrete valley pan has been terminated 10 ft prior to the sidewalk and will dissipate stormwater runoff
into landscaping prior to reaching the public sidewalk.
Comment Number: 2
06/17/2025: INFORMATION ONLY:
At the time of the future addition to the primary house, the project may be
required to install a sidewalk chase for the proposed valley pan along the north
property line. This could involve reconstruction of the driveway apron shared
with the property to the north.
Response: The future concrete valley pan shall be terminated 10 ft prior to the sidewalk and will dissipate stormwater
runoff into the gravel driveway prior to reaching the public sidewalk.
Comment Number: 3
06/17/2025: FOR APPROVAL:
Please review my redlines on the utility plan and update the linework.
Response: Comments within the utility plans have been responded to within clouded text inside the pdf document.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
05/29/2025: INFORMATION: Transportation Impact Study waived within the
Conceptual Review. Traffic Operations has no other comments at this time.
Department: Stormwater Engineering
Contact: Andrew Crecca acrecca@fcgov.com
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Topic: Erosion Control
Comment Number: 1
06/05/2025: INFORMATION ONLY:
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 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 §26-498. If complaints are received or site observation of the project
seems 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.
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
06/17/2025: FOR APPROVAL:
Please address and provide comment responses for all markups on the Utility
Plans and Drainage memo.
Response: Comments within the drainage memo and utility plans have been responded to within clouded text inside the
pdf documents.
Comment Number: 2
06/18/2025: FOR APPROVAL:
Further justification is required showing the existing alley can adequately convey
the additional runoff from the site.
Response: Comments within the drainage memo and utility plans have been addressed within clouded text inside the pdf
documents.
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Comment Number: 3
06/18/2025: FOR APPROVAL:
Provide a detail of the north retaining wall. Add spot elevations on the east end of the wall.
Response: A retaining wall detail and spot elevations on the east end of the wall have been provided on the grading plan.
Comment Number: 4
06/18/2025: FOR APPROVAL:
Add spot elevations and cross-slope for the sidewalk. Is the gap between the
sidewalk and concrete pan necessary? A sidewalk detail would be helpful.
Response: The concrete sidewalk has been changed to a gravel sidewalk. The gap between the sidewalk and pan has been
removed and a cross-section detail added to the grading plan.
Comment Number: 5
06/18/2025: FOR APPROVAL:
Drainage Plan - Split Basin A to separate flows to the north concrete pan from
flows to the south concrete pan.
Response: Developed drainage basin A has been split to designate how much of each basin flows to the two concrete
valley pans.
Comment Number: 6
06/18/2025: FOR APPROVAL:
Drainage Plan - Revise Basin B to follow the roof lines of the ADU. Is it possible
to reduce the roof runoff to the alley by redirecting gutters/downspouts to the east?
Response: Two of the ADU downspouts have been redirected to the east, which has reduced the roof runoff to the alley.
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
06/17/2025: FOR APPROVAL:
Fort Collins Utilities allows the water and/or wastewater 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. Please
complete and submit the attached covenant agreement.
Please see the executed covenant agreement as part of this application.
Comment Number: 2
06/18/2025: INFORMATION:
I assume you have accounted for the future addition when aligning the water and
wastewater service extensions to the ADU, but I thought that would be worth noting.
Response: The proposed water and sewer service extension alignments versus the proposed addition’s foundation have
been considered with the utility plan. The sewer service to the existing house was recently replaced and was found to be
~10 ft deep.
Comment Number: 3
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06/18/2025: FOR APPROVAL:
Label the slope for the wastewater service. Minimum slope for a 4-inch service is 2%.
Response: The minimum slope for the sewer service has been added to the utility plan.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 1
06/17/2025: INFORMATION:
According to my maps, there should be a secondary box on the southwest
property corner. If that is the case, both new services will come from that box.
Response: Both electrical services are shown as coming from a secondary box at the southwest property corner. Note
added to the utility plan.
Comment Number: 2
06/17/2025: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this
project will be at the expense of the developer. Please coordinate relocations
with Light and Power Engineering.
Response: Existing electric infrastructure relocations shall be coordinated with Light and Power Engineering. Note added
to the utility plan.
Comment Number: 3
06/17/2025: INFORMATION:
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-development-fees
Comment Number: 4
06/17/2025: INFORMATION:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power ’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
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: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
06/13/2025: no comments from Environmental Planning.
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Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
06/17/2025: FOR INFORMATION
There are mature trees at and around the site of your proposed ADU. Please
consider the following Tree Protection Notes below as you go forward. If you
have any tree-related questions, please do not hesitate to reach out to
forestry@fcgov.com.
TREE PROTECTION NOTES:
1. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE
SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A
QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND
APPROVED THE DISTURBANCE.
2. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY
OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND
REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A
CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE
REQUIRED BY CODE.
3. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE
ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH
BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET
IN HEIGHT, SECURED WITH METAL T- POSTS, NO CLOSER THAN SIX (6)
FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE,
WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR
MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE
FENCED TREE PROTECTION ZONE.
4. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE
APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR
MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL
SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL
OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN
THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.
5. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE
FASTENED TO ANY PROTECTED TREE.
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6. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND
SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD
RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF,"
RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE
AS REQUIRED IN SUBSECTION (G)(3)
ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST
STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR
ROPE FROM STAKE- TO-STAKE ALONG THE OUTSIDE PERIMETERS OF
SUCH AREAS BEING CLEARED.
8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY
UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX
(6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT
SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF
TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED
FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM
TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:
Tree Diameter at Breast Height (inches) Auger Distance From Face of Tree
(feet)
0-9 5
10-14 10
15-19 12
Over 19 15
9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF
THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A
SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.
Response: These notes were previously provided on the utility and grading plan sheets of the civil plans.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
06/10/2025: N/A per the direction of the Fire Marshal.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
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Topic: Building Insp Plan Review
Comment Number: 1
06/09/2025: An ADU is a new house and must meet all building code
requirements. The roof overhang on the site plan shows closer than 5ft to the
prop line and this overhang will require 1-hour protection
The overhang is 4 feet from the property line. Per IRC Table R302.1(2), projections at this distance are permitted without
fire-resistance rating when protected by a P2904-compliant fire sprinkler system. We will have a NFPA 13D fire sprinkler system in
the ADU.
Comment Number: 2
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
• New 2024 buildings codes will be adopted in early 2026.
• 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 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.
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Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 2
06/16/2025: FOR FINAL APPROVAL:
There are sheet numbering issues. See markups.
Response: There are now only four sheets within the plan set. Updates have been completed on all sheets.
Topic: General
Comment Number: 1
06/16/2025: FOR FINAL APPROVAL:
ARCH PLAN: There are line over text issues. See markups
Please see updated plans, notably the Arch Plan sheet P3 for fixed line over text issues.
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