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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 09/19/2025 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 September 19, 2025 Katherine Herr 426 E OAK ST Fort Collins, CO 805242950 RE: ADU at 426 E Oak Street, BDR250018, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of ADU at 426 E Oak Street. 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 09/16/2025: 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! Acknowledged. Comment Number: 2 09/16/2025: 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]. Acknowledged. Comment Number: 3 09/16/2025: 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. Acknowledged. Comment Number: 4 09/16/2025: 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/sfdcarticles/ sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Acknowledged. Comment Number: 5 09/16/2025: 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. Acknowledged. Comment Number: 6 09/16/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 09/16/2025: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Acknowledged. Comment Number: 8 09/16/2025: 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. Acknowledged. 3 Comment Number: 9 09/16/2025: 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. They read as you’ve noted. See G0.00. Please update the Signature Line, from "Director" to CDNS Director or Designee OR Director of Community Development and Neighborhood Services or Designee. Changed – see G0.00. Comment Number: 10 09/16/2025: 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. Acknowledged. Comment Number: 11 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 Acknowledged. Comment Number: 12 09/16/2025: FOR APPROVAL: Once the decision has been finalized by the Director, there is a two-week appeal period from the date of the signed decision. The project is not able to be recorded until it is confirmed there are no appeals. Acknowledged. Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 Topic: General Comment Number: 1 09/16/2025: For Recording: Make sure any code references in the plan set are referencing current LUC sections. Code sections have been checked using linked code sections at https://www.fcgov.com/planning-development-services/luc. One change was made in the land use table on G0.00 because some numbering had changed. Department: Engineering Development Review Contact: Shawn Mellinger smellinger@fcgov.com Topic: General Comment Number: 1 09/10/2025: FOR APPROVAL: Due to Riverside Ave being a 4-lane arterial, a total of 15ft in utility easements 4 along that frontage needs to be dedicated. Please revise the plat to add an additional 6 ft along the . Plat has been revised. See plat. The ADU has been moved 2’ west and 1.5’ south in order to have the roof eave clear this newly required wider easement. That change is reflected in all applicable views of the model. Comment Number: 2 09/10/2025: FOR APPROVAL: The utility and site plans show parking spaces, but the vehicle access from the alley is not clearly depicted. Please show the existing or proposed access route from the alley to the parking on all proposed depictions. This has been updated in the Revit model and now shows in all applicable views. The 18’ width of the parking spaces has been extended to connect to the alley. Comment Number: 3 09/16/2025: FOR APPROVAL: The submitted Utility Plan is not standard. Given what is being proposed, a standardized Utility Plan signed by a licensed Civil Engineer will not be required. Since it is not signed or sealed by a licensed engineer, it should instead be labeled as a Site Plan to avoid confusion with official engineering documents. Drawing title has been changed. See C2.01. Comment Number: 4 09/10/2025: FOR APPROVAL: Please address all redlines on the utility plans and plat. Corrections have been made. See C2.01 and the plat. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 09/16/2025: INFORMATION - CODE REQUIREMENTS WHEN A CITY LANDMARK IS ON THE PROPERTY: If the property in question is a City Landmark, or a contributing building in a Landmark District, then all exterior modifications and infill construction on the site must meet the City’s adopted Standards for the treatment of historic properties (Municipal Code 14, Article IV). In this case, because the property is protected by ordinance, Preservation staff or the Historic Preservation Commission are decision-makers on exterior alterations. Acknowledged. Comment Number: 2 FOR BUILDING PERMIT – PLAN OF PROTECTION: A plan of protection for all nearby historic resources is required to be submitted to Historic Preservation. This plan will need to detail the particular considerations and protective measures that will be employed to prevent short-term and long-term material damage and avoidable impact to identified historic resources within the 200-foot area of adjacency from demolition, new construction, and operational activities, as well as any additional requirements for rehabilitation, long-term stabilization and interpretation of historic resources. Once at the permitting stage, this Plan would cover equipment and material staging to ensure protection of the historic house and lime kiln on the site, and ensure adequate communication channels between the project foreperson and 5 City Preservation staff. The plan of protection was submitted as part of the initial BDR submittal. Also, the fencing referenced in that plan is graphically shown on drawing 2/C2.01 labeled Construction Logistics Plan. Comment Number: 3 09/16/2025: FOR APPROVAL – HISTORIC PRESERVATION COMMISSION - WAIVED (citations and process corrected 9/17/2025): The applicant is required to seek an approval from the HPC for projects on City Landmarks. The approval addresses compliance of the development with Chapter 14, Article IV of the Municipal Code. Staff has the discretion to waive that requirement and provide staff approval. The HPC meets every third Wednesday of the month. The HPC already approved this design (and preferred it) in late 2023. Staff will confirm details are generally matching to that Certificate of Appropriateness already issued by the HPC at that time and assuming no concerns, will re-issue the same with the updated plans. Acknowledged. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 09/11/2025: INFORMATION: The requirement of a Transportation Impact Study was waived within the Conceptual Review process. Acknowledged. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 08/28/2025: 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. Acknowledged. 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 6 erosion@fcgov.com to help facilitate getting these permits signed off. Acknowledged. Department: Stormwater Engineering – Water Utilities Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 09/15/2025: FOR APPROVAL: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Acknowledged. Comment Number: 2 09/15/2025: FOR APPROVAL: Please remove AutoCAD SHX comments from all PDF plans. 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" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/ sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Acknowledged. Comment Number: 3 09/15/2025: FOR RECORDING: Please provide stamped, signed and dated copies of the drainage memo and grading plan. Acknowledged. Comment Number: 4 09/17/2025: FOR APPROVAL: The drainage memo and grading plan document the changes in impervious as well as the existing and proposed grading and drainage for the site. Please remove similar documentation from the "utility plans." The duplicative table has been removed and the drawings titles and annotations have been modified so they do not reference pervious / impervious. The areas have been updat ed to reflect the move of the ADU 2’ west and 1.5’ south in order to have the roof eave clear the 15’ easement newly required as noted in the Engineering Development Review above . Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 09/04/2025: INFORMATION: There is a sewer main in Oak Street in addition to the sewer main in Riverside Avenue. Neither main is directly adjacent to this property. The main in Oak extends west from the alley south of 414. It is likely service to 426 connects to a manhole at this location; however, that has not been confirmed. As indicated in 7 the response letter, it is not necessarily consequential at this time since service will be extended from the existing residence. Acknowledged. Comment Number: 2 09/04/2025: INFORMATION: Water/Wastewater Fees are estimated to be $1984 for the extension of services to the ADU (2025 rates). 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, and a copy of the agreement template has been emailed). Please contact me or Utility Fees with any questions. (970) 416 -4252 or UtilityFees@fcgov.com. Acknowledged. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 09/16/2025: INFORMATION: The ADU would be required to be individually metered and will require its own service. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. The meter location will need to be coordinated with Light and Power. Please refer to Section 8 of the Electric Service Standards for additional requirements for metering. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Acknowledged. Comment Number: 2 09/16/2025: INFORMATION: The meter location and connection point shown will work for L&P. L&P will install the service if there is a clear path without trees or tree roots in the way of the trench. If L&P deems the service to difficult to install the owner will need to install the service. Acknowledged. Comment Number: 3 09/16/2025: INFORMATION: You may contact Luke Unruh with project engineering if you have questions. lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.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 Acknowledged. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 8 08/26/2025: No comments. Acknowledged. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 09/17/2025: FOR INFORMATION Please to the best of your ability preserve the existing trees on site. Trees add significant property value and are not easily replaced. Please reach out to forestry (fhaberecht@fcgov.com) if you would like more information or any advice on how to best preserve the existing trees on site. Acknowledged. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 09/13/2025: INFORMATION: Thank you for adding comment regarding irrigation to plans. Both Park Planning & Development (PPD) and Parks Operations and Maintenance (Parks O&M) comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 Comment Number: 2 09/13/2025: FOR SUBMITTAL: PLEASE ACCURATELY SHOW PROPERTY LINE IN RELATION TO THE SIDEWALK AND THE STREET TREES SO CONNECTION FROM PRIVATE SIDEWALK TO PUBLIC SIDEWALK CAN BE DETERMINED. CONTRACTOR WILL NEED TO MEET WITH PARKS DEPARTMENT STAFF TO CONFIRM LOCATION OF SIDEWALK AND PARKS' IRRIGATION WILL NEED TO BE SLEEVED & REPAIRED. Sidewalk lines sourced from cad of the Tri Peaks ISP have been added to the site plan on A1.00. Street trees have been located using Google Earth and Street View between the curb and the sidewalk. Contractor will meet with Parks Department Staff re: irrigation. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 09/15/2025: N/A per the direction of the Fire Marshal. Acknowledged. Department: Internal Services 9 Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 A permit is required for single family house (ADU) 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 Acknowledged. • 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 Acknowledged. 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. Acknowledged. • Fire separation of 10ft between dwellings is required. Acknowledged. • Bedroom egress windows (emergency escape openings) required in all bedrooms. Acknowledged. • For buildings using electric heat, heat pump equipment is required. Acknowledged. • A passing building air tightness (blower door) test is required for certificate of occupancy. Acknowledged. • 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. Acknowledged. • New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. Acknowledged. • The roof must be provided with solar-ready zones at outlined in IRC appendix RB. Acknowledged. • Energy code requires short hot water supply lines by showing plumbing compactness. Acknowledged. Note this project will be factory built modular construction and as such will be permitted through both the State of Colorado Division of Housing for the factory built components, and through Fort Collins for the site built components. An OC letter will be pr ovided as DOH requires. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 09/10/2025: FOR FINAL APPROVAL: Please make changes as marked in the Technical Services (TS) markup PDF. Changes have been made. 10 See updated plat. 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 Topic: Site Plan Comment Number: 2 09/10/2025: FOR FINAL APPROVAL: Please revise the legal description as marked. See markups. The legal description has been updated. See G0.00. Department: Outside Agencies Contact: Donna George, Xcel Energy Topic: General Comment Number: 1 09/11/2025: INFORMATION: See attached letter. Attached letter has been reviewed. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 09/04/2025: INFORMATION: Rebates are available for Fort Collins Utilities customers for water and energy conservation measure such as efficient toilets, low water landscaping and more. Acknowledged.