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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/13/2025 Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARONSON architects 419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191 108 East Lincolnway Cheyenne, WY 307.635.5710 w w w . v f l a . c o m 08-13-2025 City of Fort Collins Land Use Review Commission 281 North College Avenue Fort Collins, CO 80524 RE: Comment Responses for the proposed ADU located at 412 W Mountain Ave To the Staff at the Fort Collins Planning Department, Please see responses to the city’s Comment Response Letter resulting from the BDR Project Review Meeting for this project held on July 23, 2025. Our responses are written orange in the following pages. Thank you for your time in reviewing this BDR Submittal Round 2. Sincerely, Taylor Meyer – VFLA, Inc. 419 Canyon Ave, Suite 200 Fort Collins, CO 80521 (970) 224-1191 ADU at 412 W MOUNTAIN AVENUE 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview July 25, 2025 412 W Mountain Avenue LLC 101 S 3rd Street Suite 360 Grand Junction, CO 81501 RE: ADU at 412 W Mountain Avenue, BDR250015, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of ADU at 412 W Mountain Avenue. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 07/21/2025: 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: 2 07/21/2025: 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. 2 Provide a detailed response for any comment asking a question or requiring an 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: 3 07/21/2025: 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: 4 AutoCAD SHX Text on Utility Plans and Drainage Memo – be sure to flatten future submittals. 07/21/2025: 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-Aut oCAD.html Comment Number: 5 07/21/2025: 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: 6 07/21/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 07/21/2025: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 8 07/21/2025: 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. Comment Number: 9 07/21/2025: FOR APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. 3 Comment Number: 10 07/21/2025: FOR APPROVAL: The Director will make a decision to either approve, approve with conditions, or deny the application. This decision will be based on whether the proposal meets the requirements outlined in Step 8 of the Common Development Review Procedures (Section 6.3.8). We will send a written decision to the applicant, any individuals who provided comments during the review period, and nearby property owners. The decision will also be posted on the City’s website at fcgov.com/developmentreview/proposals Comment Number: 11 07/21/2025: INFORMATION: When your final plan or site-specific development plan gets approved, you have up to three (3) years to finish all the necessary engineering work like water, sewer, streets, and lighting. This time frame is called the 'term of the vested property right.' If you don't finish these improvements within this time, you'll lose your right to develop the property without starting the approval process again. Comment Number: 12 07/21/2025: FOR APPROVAL: Please ensure the name of the project, "ADU at 412 W Mountain Avenue," is consistent across all submittal docs. All submittal docs are now labeled “ADU at 412 W Mountain Avenue” Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 Topic: General Comment Number: 1 07/22/2025: INFORMATION: Thank you for addressing the comments from the conceptual review. The modification request is supported by staff. Comment Number: 2 07/22/2025: RECORDING: Water Adequacy Determination Application will need to be completed prior to building permit. The Water Adequacy Determination Application form is now filled out and it is included in this BDR resubmittal. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 07/07/2025: 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. 4 Department: Engineering Development Review Contact: Dave Betley dbetley@fcgov.com 970-221-6573 Topic: General Comment Number: 1 07/18/2025: INFORMATION: Mountain is a two-Lane Arterial. The dedicated right for Mountain Avenue is 140 Feet. The required dedication is 84 feet minimum. The right of way for Mountain Avenue is satisfied. Comment Number: 2 07/18/2025: FOR APPROVAL: The alley right of way requirement is twenty feet with an eight-foot utility dedication. The alley appears to meet the right of way requirements of twenty feet. An eight-foot utility easement will need to be dedicated along the alley frontage. It is acknowledged that there may not be adequate room on the lot for this requirement and it will need to be discussed further. Most of the dry utilities are located in the alley, and the utility poles are just communication line, not power lins. The eight foot utility easement is not feasible since the house itself is only five feet off the property line. A five foot easement would compromise the foundation of the house. Comment Number: 3 07/18/2025: FOR APPROVAL: There appears to be a power line located within the alley. City Code requires that power lines need to be installed underground. If the line is communication only, then no action is required. The above-ground utility line is confirmed by the contractor (Old Town Design Build) to be a communication line only, not a power line. Comment Number: 4 07/18/2025: FOR APPROVAL: The applicant will need to bring the sidewalk up to City Standards. For a two lane arterial, the sidewalk width is six feet. This appears to be the dimension on the plan. This item was discussed with Dave and was approved. Comment Number: 5 07/18/2025: INFORMATION: The applicant will need to pull the proper permits through the Engineering Inspections group. Depending on the extent of the improvements in the right of way will determine the type of permitting. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 07/17/2025: INFORMATION: The addition of an accessory dwelling unit on this property would not trigger the requirement of a transportation impact study according to the City of Fort Collins guidelines within the Larimer County Urban Area Street Standards. TIS waived. Department: Technical Services 5 Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 07/16/2025: FOR APPROVAL: Please add the legal description to the cover sheet. The legal description of the property is now added to the Cover Sheet. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 06/27/2025: INFORMATION: 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. Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 07/21/2025: FOR RECORDING: Please provide stamped, signed, and dated drainage memo and grading plan with recording documents. The stamped and signed drainage memo and grading plan are included in this BDR resubmittal. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 07/21/2025: INFORMATION: 6 Water/Wastewater Fees are estimated to be $1984 for the extension of services to the ADU. This will update monthly billing to duplex rates for service of the two dwelling units. These fees are paid with building permit, and a covenant agreement will also be required at this time to allow service to both dwelling units (agreement states separate services will be required if the property were to subdivide in the future. Please contact me or Utility Fees with any questions. (970) 416-4252 or UtilityFees@fcgov.com Department: Light And Power Contact: Daniel Paluzzi dpaluzzi@fcgov.com Topic: General Comment Number: 1 07/14/2025: FOR APPROVAL: Please see note on the utility plans. Please have the electric line located and potholed so that we can compare depths of the two crossings to the electric line depth and decide whether those crossings that are shown will work. The electric line to the transformer was potholed as requested. Depth was identified, and the utility plan has been annotated to describe our plan for running new water and sewer connections to the ADU. Our plan for electric service to the ADU has been discussed with Daniel Paluzzi and is depicted in the included utility plan. Comment Number: 2 07/14/2025: 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 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 06/30/2025: INFORMATION: Include notes for any tree protection measures on the plan and indicate hand digging if work has to be done in the critical root zone to assure safety of existing trees. Refer to LUC section 5.10.1(G) for tree protection specifications. A note has been added to the Site Plan on Sheet A1 indicating that “HAND DIGGING IS REQUIRED IF ANY WORK WILL BE DONE IN THE CRITICAL ROOT ZONE OF ANY EXISTING TREES.” Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 07/21/2025: N/A per the direction of the Fire Marshal. Department: Water Conservation 7 Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 07/14/2025: INFORMATION: Fort Collins Utilties has many programs to help reduce water and energy consumption including rebates. You can find more information at: https://www.fcgov.com/utilities/residential Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 07/14/2025: BUILDING PERMIT: A permit is required for single family house (ADU) construction and shall comply with adopted codes as amended. Comment Number: 2 07/14/2025: BUILDING PERMIT: 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 Comment Number: 3 07/14/2025: BUILDING PERMIT: 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. 8 • 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.