HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/29/2025
4
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
August 29, 2025
Jim Bair
609 S. MELDRUM ST
Fort Collins, CO 80521
RE: ADU at 609 S Meldrum Street, BDR250012, Round Number 2
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: 2
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
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
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: 4
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: 5
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: 6
06/17/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
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: 8
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.
Comment Number: 9
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.
MH Response: Please see the updated signature blocks on the Plat and Planning Set.
Comment Number: 10
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.
8/26/25: UPDATE
Please provide Modification of Standards language.
MH Response: Please see the Modification Request as part of this application.
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.
8/26/25: UPDATE - REDLINES
Thank you for responding to redlines. Please correct the Building Height
description in the Land Use Table to say "see Reasonable Accommodation
Request" instead of "Land Use Modification Requested." Additionally, the Site
Plan shows a tree over the proposed ADU. Is this proposed to be removed?
Please clarify plans.
MH Response: The site plan and cover sheet have been updated to correct the tree information. The two trees shown in Round 2
were in error and have been removed, as the construction of the ADU is not impacted by those. The only trees now shown are the
two that will remain along Meldrum, as requested by Forestry.
Department: Engineering Development Review
Contact: Shawn Mellinger smellinger@fcgov.com
Topic: General
Comment Number: 4
08/27/2025: INFORMATION:
All engineering comments for this project are resolved. I'll be taking the project
over from Sophie Buckingham. All further questions regarding the Engineering
department can be directed towards me.
Department: Stormwater Engineering
Contact: Andrew Crecca acrecca@fcgov.com
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: Matthew Kapp mkapp@fcgov.com
Topic: General
Comment Number: 7
08/26/2025: FOR FINAL SUBMITTAL:
Please specify as a note on the utility plan the general particle size range of the
"cobble stones" that will be placed at the east end of the valley pan.
Response:Added note that cobble stones shall be 4” – 9” in size.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
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.
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.
Comment Number: 5
08/27/2025: PRIOR TO APPROVAL:
It sounds as though there are planned changes to the proposed utility plans. I
look forward to seeing the new proposed utility plans.
Response:The proposed sewer service shall connect into the existing sewer service cleanout south of the existing house.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
06/13/2025: no comments from Environmental Planning.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
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.
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.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 2
08/19/2025: NO HISTORIC REVIEW REQUIRED - READY FOR DECISION