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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 10/17/2025 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 Comment Response Letter 10/17/2025 ----- October 03, 2025 Megan and Christopher Woodrich 3206 Fairplay Court Fort Collins, CO 80526 RE: ADU at 3206 Fairplay Court, BDR250019, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of ADU at 3206 Fairplay Court. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 09/26/2025: 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 09/26/2025: SUBMITTAL: As part of your resubmittal, a response to the comments provided in this letter 2 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 09/26/2025: 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 09/26/2025: 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 09/26/2025: 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 09/26/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 3 09/26/2025: 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 09/26/2025: NOTICE: A Development Review sign was posted on the property on 9/26/2025. 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 09/26/2025: 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. RESPONSE: All “For Final Approval / For Approval” comments addressed. Comment Number: 10 09/26/2025: 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 RESPONSE: Noted, thank you. Department: Planning Services Contact: Kayla Redd kredd@fcgov.com 970-224-6086 Topic: General Comment Number: 1 9/29/25: FOR APPROVAL: Please include the floor plan of the ADU in the planning set to demonstrate that the dwelling provides complete independent living facilities including: living, sleeping, eating, cooking and sanitation. RESPONSE: Floor plan was provided via email on 10/1/2025. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 09/29/2025: FOR APPROVAL: 4 Please address all redlines on the plans. RESPONSE: All redlines addressed. Comment Number: 2 09/29/2025: INFORMATION: The public sidewalk along the property appears to be about 4 feet wide. This is the minimum width to comply with ADA requirements. A City inspector will check the sidewalk to make sure it is ADA compliant before the City will issue a building permit. If there are any ADA compliance issues, the impacted portion of the sidewalk would need to be repaired or reconstructed at the property owner's expense before the City would issue the building permit. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 09/23/2025: 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: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 09/15/2025: INFORMATION: The addition of a 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 chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 09/09/2025: 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 5 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 – Water Utilities Contact: Matthew Kapp mkapp@fcgov.com Topic: General Comment Number: 2 09/10/2025: FOR APPROVAL: Please address markups on the Drainage Memo and Utility Plan and provide comment responses. RESPONSE: All markups addressed in drawings and comment responses provided in Bluebeam session. Department: Water-Wastewater Engineering Contact: Matthew Kapp mkapp@fcgov.com Topic: General Comment Number: 1 09/10/2025: FOR APPROVAL: Please address markups on the Utility Plan and provide comment responses. RESPONSE: All markups addressed in drawings and comment responses provided in Bluebeam session. Comment Number: 2 10/01/2025: FOR INFORMATION ONLY: There are no easements along the west property line that would inhibit the sanitary sewer line from being installed closer to it, but please consider future fence replacement construction as well as property line survey certainty when selecting a location. It is advisable to ask the property owner adjoining yours if they would agree to placing a private utility easement along the shared property line to avoid potential conflicts. Lastly, consider adding a note to construction plans that a tracer wire be installed on the sanitary sewer line for future utility locating. Department: Light And Power Contact: Daniel Paluzzi dpaluzzi@fcgov.com Topic: General Comment Number: 1 09/16/2025: INFORMATION: 6 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-investmen t-development-fees Comment Number: 2 09/16/2025: INFORMATION: There will be building site charges for the upgrades to the electric system to get a service for the ADU. Please contact me once you are closer to starting construction for an estimated cost of these upgrades. Comment Number: 3 09/16/2025: INFORMATION: Light and Power has no other comments. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 09/08/2025: INFORMATION: No comments. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 09/23/2025: INFORMATION The proximity of the proposed sewer line to the existing tree is likely to do significant damage to the tree which could result in decline and death of the tree and potential structural instability because of the loss of roots. Please consider alternate routes for the sewer line. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 09/30/2025: INFORMATION: No comments from Parks O&M or Park Planning & Development, thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General 7 Comment Number: 1 09/18/2025: INFORMATION: N/A per the direction of the Fire Marshal. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 09/22/2025: Dwellings (and ADU's) must have 10ft of fire separation distance between them or fire rated walls are required. If dwellings are closer than 8ft then no openings allowed (windows and doors). RESPONSE: 1-hour fire rated wall will be provided where <10’ of separation distance, as described on 1/AS-001. No unrated openings will be within 8’ of separation distance. 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. 8 • Energy code requires short hot water supply lines by showing plumbing compactness. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 09/25/2025: FOR APPROVAL: Please revise the legal description as marked. See markups. RESPONSE: Legal description revised. Department: Outside Agencies Contact: Danielle Reimanis, Larimer County Community Development Department Topic: General Comment Number: 1 09/18/2025: INFORMATION: Thank you for sending this to Larimer County Planning. We do not have any comments on this proposal. Contact: Donna George, Xcel Energy Topic: General Comment Number: 2 09/26/2025: INFORMATION: See attached comment letter.