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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 09/05/2025 Page 1 of 8 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 September 05, 2025 Evan Gilmartin 2519 S Shields Street, Ste 1K-194 COMMENT RESPONSE LETTER Fort Collins, CO 805261855 SEPTEMBER 17, 2025 RE: Gilmartin Single-Unit Dwelling with ADU, FDP250005, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Gilmartin Single-Unit Dwelling with ADU. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 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 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. Page 2 of 8 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 SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: ttps://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-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 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 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 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Page 3 of 8 Comment Number: 7 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 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. Comment Number: 9 FOR HEARING: 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. For the hearing, we will formally notify surrounding property owners within 800 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. Comment Number: 10 FOR HEARING: All "For Hearing", "For Approval", "For Final Approval" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Comment Number: 11 05/20/2025: FOR HEARING: There are 3 new comments from the latest review cycle. Additionally, there are 5 outstanding comments remaining from previous review rounds that still require resolution. Most departments seemed amenable to working with you independently to resolve outstanding issues. If these issues can be mostly resolved through this type of work, we can consider a final round of review using a two-week Quick Check cycle (10-business day review period following submittal). Please reach out when you are closer to this point. I have reached out to the Hearing Officers to obtain some potential hearing dates we can start looking at. Once I receive those dates I will reach out to you with them as well. We can look at locking in a date when the next resubmittal is received. Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 Topic: General Comment Number: 4 09/02/2025: For Information: Planning's comments have been resolved. No new comments at this time. Page 4 of 8 Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 03/31/2025: FOR APPROVAL: Please address all redlines on the plans. Comment Number: 8 08/29/2025: INFORMATION: Once the ROW of Pennsylvania Street is dedicated, all obstructions must be removed from the ROW. Understanding that Pennsylvania Street may not be constructed for a long period of time, this might not be enforced by City ROW inspectors immediately. All obstructions will be required to be removed by the property owner prior to the start of construction of Pennsylvania Street. We understand this comment. Comment Number: 9 09/03/2025: FOR ROW PERMIT: Please submit a public infrastructure cost estimate so we can determine the permit that will be required to do the work in the ROW. The cost estimate template can be found here: https://www.fcgov.com/engineering/devrev#cb-38312-6601. This estimate has been submitted by Paul Sorensen. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 08/29/2025: ACCEPTED: Thank you for providing the requested erosion control plans, report and escrow calculation. All submitted erosion materials are accepted. You will be notified via email with instructions to submit fees and escrow along with the required forms. This email will also have instructions for requesting an initial erosion control inspection when you are ready you start your project. If the nature, scope, size or design of this projects deviates from the submitted materials, updated Erosion Control Plans, Report and Escrow calculation may be requested as well as a recalculation of Erosion Control and Stormwater inspection fees. Topic: Fees Comment Number: 2 08/29/2025: Fees: The City Manager’s development review fee schedule under City Code 7.5 -2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 2 lots, 0.60 acres of disturbance, 1 years from demo through build out of construction and an additional 0.00 years till full vegetative stabilization due to Page 5 of 8 seeding. Which results in an Erosion Control Fee estimate of $711.60. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. At this time Stormwater Inspection Fees appear to not be applicable, if for some reason the designs change please provide updated list of Stormwater LID/WQ devices that are being used so that we may quickly update the fees." Thank you for this information. Department: Water-Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 09/02/2025: FOR APPROVAL: Please address all markups on the Utility Plans and provide comment responses. Please see the revised Utility Plans. Department: Stormwater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 09/02/2025: FOR FINAL APPROVAL: Please see markups on the Utility Plans and the Drainage Report. Address all markups and provide comment responses with the next submittal. Comment Number: 2 09/02/2025: FOR FINAL APPROVAL - UPDATED: Further detailed grading is not required at this time if a detailed grading plan is submitted at building permit. If this is the direction that the applicant team wants to go, then please include this note on the grading plan and in the drainage report: “A detailed grading plan is required to be submitted with the building permit documents. Floodproofing elevations are subject to the final building footprint locations.” A swale should still be shown on the south side of the buildings to convey runoff S. Taft Hill. If the building design directs all roof runoff to the driveway on the north, then this swale could be removed. This note has been added to the Grading Plan and Drainage Report. 04/14/2025: FOR FINAL APPROVAL: Provide more detailed grading on the next submittal to ensure all developed runoff remains onsite until Taft Hill Road right-of-way. Department: Floodplain Contact: Kevin Meyer kmeyer@fcgov.com Topic: Floodplain Comment Number: 8 Page 6 of 8 04/14/2025: FOR APPROVAL: Please include the following text on Plans, Site Plan, Utility Plan, Plat, and Drainage Report: 1) A portion of this property is currently located in the city-regulated, 100-year Canal Importation flood fringe and must comply with the safety regulations of Chapter 10 of City Municipal Code.2) Any construction activities in the flood fringe (e.g. structures, sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. 3) The lowest finished floor elevation of a new residential structure, and all duct work, heating, ventilation, electrical systems, etc. must be elevated 18-inches above the highest Base Flood Elevation (BFE) within the footprint of the structure. 4) Any new crawl space must comply with venting and crawl space requirements from Sections 10-39 and 10-40 of City Municipal Code. 9/2/2025 Update: This text must be added to the Plat. Please see revised plans. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 6 09/02/2025: INFORMATION: L&P has no further comments. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 2 09/02/2025: FOR APPROVAL There appears to be trees along the property line north of the property some of which may be on this property. Will any of these trees be removed as part of this project? If they are to be removed a tree survey must be completed and the trees locations should be indicated on the plan. All of those trees are located approximately four to six feet north of our north property line. These trees are off-site under different ownership. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 2 09/02/2025: FOR FINAL APPROVAL: Please make corrections to the Benchmark Statement. See markups. 04/15/2025: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 Page 7 of 8 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Topic: Plat Comment Number: 1 09/02/2025: FOR FINAL APPROVAL: The Surveyors have been in contact with the applicant's Surveyor to work through the corrections. 04/15/2025: FOR FINAL APPROVAL: Please make changes as marked in the Technical Services (TS) markup PDF. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970 -221-6565 or jvonnieda@fcgov.com Please see the revised Plat. Department: Outside Agencies Contact: Larimer County Assessor, Meagan deRoin, GIS Specialist, deroinmr@co.larimer.co.us, 970.498.7078 Topic: Plat Comment Number: 1 Please contact me to address an outstanding item related to this parcel. This item will need to be ` resolved prior to finalization (recordation) of the plat. Thank you. As noted previously, we are aware of this issue and that it needs to be resolved prior to recordation of the Plat at the County. Contact: Xcel Energy, Donna George, Donna.L. George@xcelenergy.com, 303.581.3306 Topic: General Comment Number: 2 Please see letter provided as a separate attachment. All issues with Xcel Energy have been resolved per Donna George. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Page 8 of 8 Comment Number: 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 • 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. Thank you for this detailed information. These issues will be addressed at the time of Building Permit Application.