HomeMy WebLinkAboutMAGNOLIA DWELLINGS - PDP200018 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSF6rt Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224,6134 - fax
fcgov.com
June 21.2019
Jordan Obermann
Fort Collins, CO
Re: 335 E Magnolia St Multi -family
Description of project: This is a request to demolish an existing single-family dwelling
and build a multi -family dwelling at 335 E Magnolia St (parcel #9712332021). Access is
taken from E Magnolia St to the north and a rear alley to the south. Seven off-street parking
spaces are proposed in the rear of the lot. The property is within the Neighborhood
Conservation, Medium Density (NCM) zone district and is subject to Planning & Zoning
Board (Type 2) Review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the Development Review Coordinator. Todd Sullivan, at 970-221-6695 or tsullivan fc oq v.com .
Comment Summary
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan cDfcgov.com
1. 1 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 your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations. Thank you!
RMS Response: Thank you.
2. The proposed development project is subject to a Type 2 Review. The decision maker
for your project will be the Planning & Zoning Board 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).
RMS Response: Thank you.
Page 1 of 18
ALM2s Response: This project will be considered an R-2 occupancy as townhome-style condominiums units
that will consist of individually owned units. Based on this, our intent is to utilize a NFPA 13R system and we
have included a fire riser room in the building design.
3. FIRE ACCESS
> Perimeter access is required to within 150ft of all portions of the first story exterior of
this building. From the submitted site plan it is unclear if this distance of measure can be
achieved from Magnolia St. However, as the building requires a fire sprinkler system,
any out of access condition would be acceptably mitigated by the sprinkler system. No
further action required to satisfy perimeter access.
> Should the building exceed 30 feet in height, aerial fire apparatus access
requirements shall apply. Refer to IFC Appendix D105 for specific details.
ALM2s Response: The proposed 2-story building is less than 30' in height.
4. FIRE HYDRANT
> A hydrant capable of providing 1000gpm at 20psi residual pressure is required within
400ft of any residential building (eg. R-3 occupancy).
> A hydrant capable of providing 1500gpm at 20psi residual pressure is required within
300ft of any commercial building (eg. R-2 occupancy).
The property at 335 Magnolia is situated between 4 hydrants, each over 500' from the
existing residence. Any significant change/development to the existing property will
trigger the need to install a fire hydrant. Location TBD.
HDS Response: A fire hydrant is being proposed to be located within the alley to the south.
5. SOLAR PHOTOVOLTAIC PERMITTING
> Residential properties (R-3) require a permit from the city.
> Commercial rooftop structures (R-2) require a separate plan review and permit from
the Poudre Fire Authority.
Please call Plan Review Technician Roger Smith at 970-416-2876 with Solar Array
questions. Refer to 2018 IFC 1204 for access, pathway, and marking details.
ALM2s Response: Solar panels are not currently being considered.
6. ADDRESSING
The address and unit numbers shall be clearly visible from the street in no less than 8"
tall numerals on a contrasting background.
ALM2s Response.
7. EMERGENCY RESPONDER RADIO COMMUNICATION -AMPLIFICATION SYSTEM
TEST
Should the building exceed 10,000 sq. ft. in area, afire department emergency
communication system evaluation will be required.
ALM2s Response.
Page 10 of 18
8. TRAINING OPPORTUNITY
Poudre Fire Authority is always looking for old structures scheduled for demolition which
could be used in short-term training exercises such as hoseline advancement, forcible
entry and search & rescue operations by our fire crews and academies. Please contact
me at jlynxwiler@poudre-fire.org if your site may be willing to pursue a discussion along
this line and I will put you in touch with our training division chief. Thank you.
Owner Response: Owner open to that if there are no cost implications.
Department: Electric Engineering
Contact: Tyler Siegmund, 970.416-2772, tsiegmundna.fcgov.com
1. The site currently has a single-phase service with a capacity of 150 amps.
2. Light & Power has facilities running within the existing alley to the south. Existing lines
can be intercepted to provide single-phase power to the site.
-'S Response: Acknowledged
3. If any existing electric infrastructure needs to be relocated or underground as part of this
project, it will be at the expense of the developer and will need to be relocated within
Public Right -of -Way or a dedicated easement. Please coordinate relocations with Light
and Power Engineering
NDS Response Aa ial coordination will be needec
4. Transformer locations will need to be coordinated with Light & Power. Transformers
must be placed within 10 ft of a drivable surface for installation and maintenance
purposes. The transformer must also have a front clearance of 10 ft and side/rear
clearance of 3 ft minimum. When located close to a building, please provide required
separation from building openings as defined in Figures ESS4 - ESS7 within the
Electric Service Standards. Please show all proposed transformer locations on the
Utility Plans.
DS Transformer location fo he determined with the utilih,l coordination meeting.
5. Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10 ft
separation is required between water, sewer and storm water facilities, and a minimum
of 3 ft separation is required between Natural Gas. Please show all electrical routing on
the Utility Plans.
HDS Res,' Acknnwi?daed
6. The new service to the apartment building will be consider a commercial service;
therefore, the service line from the transformer to the meter is required to be installed,
owned and maintained by the property owner.
NDS Response: Acknowledged.
7. This project will need to comply with our electric metering standards. Electric meter
locations will need to be coordinated with Light and Power Engineering. Each
residential unit will need to be individually metered. Please gang the electric meters on
one side of the building, opposite of the gas meters. Reference Section 8 of our Electric
Service Standards for electric metering standards. A link has been provided below.
Page 11 of 18
https://www.fcgov.com/utilities/img/site specific/uploads/ElectricServiceStandards_F] N
AL_18November2016_Amendment.pdf
HDS Response. Acknowledged. Additional coordination ,s needed to rocare meters.
8. A commercial service information form (C-1 form) and a one line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fe-ov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf
HDS Response: To be provided by -�'ctrical Engineer
9. 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 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-develo
pment-fees
HDS Response: Acknowledged.
10. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape
Plans prior to the Entitlement Process approval.
RMS Response: Noted, thank you. Files will be provided after FDP and at time of mylar.
11. Please contact Cody Snowdon with Light & Power Engineering if you have any
questions at (970) 416-2306. Please reference our policies, construction practices,
development charge processes, electric services standards, and fee estimator at
http://www.fcgov. com/uti I ities/business/builders-and-developers.
HDS Response: Acknowledged and information will be provided to contractor.
Department: Water -Wastewater Engineering
Contact: Matt Simpson, (970)416.2754, masimpsonRfcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 4-inch water main in Magnolia Street with an existing 3/4-inch water
service (copper) to the site. There is also an existing 16-inch water main in Peterson
Street, east of the site, which may be an option for this site. If there is a dedicated fire
service line, it will need to be connected to the 16-inch main.
HDS Response: An 8" water main is proposed to be extended within the alley to provide water & fire service to
the building and service to a fire hydrant.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main located in the alley to the south this
property with an existing sanitary sewer service to the site.
HDS Response: It is propose.: to utilize the m.,,;, :o vice the new building. Please provide any information that
may be available to assist in locating the existing service.
3. Water Service (site specific comment):
Page 12 of 18
This proposed multifamily site will need to be served from a single water service and
meter.
�7uS response: As proposed.
4. Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be re -used with this
project will be required to be abandoned at the main.
HDS Response: Acknowledged.
5. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
HDS Response. The .sizing calculations will be provided by the projects plumbing engineer.
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
RMS Response: Water budget chart is provided on landscape plans.
7. Fees (standard comment):
Development fees and water rights will be due at building permit. These fees are to be
paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees.
RMS Response: Noted, thank you.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416.2754, masimpson(a)fcgov.com
1. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Old Town
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual,
ii✓J rceSpGliSB: L'r;iiUu'v'iCdy'c
2. Documentation requirements (site specific comment):
A drainage report and construction plans are required and they must be prepared by a
Page 13of18
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs.
-+DS response: acknuwiedyeu.
3. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be surface flow to E Magnolia St.
There is an existing 12-inch storm drain in E. Magnolia St as an option also.
The south side of this site is adjacent to an alley. Drainage into alleys can be
problematic, potentially causing damage to downstream and neighboring properties.
As part of any construction with this development, a drainage analysis will need to be
completed by a Civil Engineer addressing any additional drainage created by the
development and may be required to show how conveyance of site drainage is
conveyed to an adequate public facility without impacting downstream properties.
rfDS Response. Acknowledged.
4. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
on,^,e: Pro videu
5. Detention requirements (site specific comment):
Onsite detention is required if there is an increase in impervious area greater than 5000
square feet. If it is greater, onsite detention is required with a 2-year historic release
rate for water quantity.
-IDS Response: The increase in impervious area is less than 5,000 sgft
6. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume based stormwater storage, including extended detention basins.
HDS Response: Acknowlec' -
7. Water quality requirements — Standard and LID (standard comment):
If the improvements create or modify greater than 1000-square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious
areas.
For this site, water quality treatment for 50% of the site is provided for in the Udall
Natural Area water treatment facility (standard water quality). The remainder of the
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stormwater quality treatment will need to be provided onsite with Low Impact
Development (LID) methods. There are two (2) categories of LID requirements; the
development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other
options are allowed.
Accepted methods are described in the Fort Collins Stormwater Criteria Manual
(FCSCM), Chapter 7:
http://www,fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
HDS F,esponse: Stormtech chambers are proposed to satisfy the LID requirements.
8. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
Ischlam@fcQov.com.
HDS Response: Acknowledged and to be provided with Final Plan,
9. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on -going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov. com/utilities/what-we-do/stormwater/stormwater-qual ity/low-impact-dev
elopement
HDS Response: Acknomeageo.
10. Fees (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $9,142/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site review fee. No
fee is charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Page 15 of 18
Monthly fees - http://www.fcgov.com/utilities/business/rates
HDS Response: Acknowledged.
Department: Environmental Planning
Contact: Kelly Smith, , ksmith anfcgov.com
1. If you are interested in incorporating solar panels on structures, we do offer rebates of up
to $1500 for residential buildings. For more information on the City's Solar Rebate
Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzkenafcgov.com
RMS Response: Noted, thank you.
Department: Forestry
Contact: Nils Saha, , nsaha fcgov.com
1
6/17/2019: PRIOR TO PDP
There are existing trees on the property. What are the anticipated impacts to the trees?
Please schedule an on -site meeting with City Forestry to obtain tree inventory and
mitigation information. This meeting should occur prior to PDP. Significant trees should
be retained to the extent reasonably feasible.
RMS Response: Tree inventory meetings occurred to review site. Due to poor overall health and impacts with
building basement trees will be removed. Fees paid for mitigation as small site prevents full mitigation occurring
on site.
2. 6/17/2019: PRIOR TO PDP
Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, the City of Fort Collins General
Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a
detailed Plant List — species, quantity, size, method of transplant, and species
percentage. This should include current and proposed utility lines as well as proper tree
separation requirements. Notes are available from Nils Saha at nsaha@fcgov.com.
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0" caliper balled and burlapped
Evergreen tree: 6.0' height balled and burlapped
Ornamental tree: 1.5" caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
RMS Response: All trees provided are upsized for mitigation. Plants species have been reviewed by planner
and environmental prior to submittal.
3. 6/17/19: BY FIRST ROUND PDP
If applicable, please include locations of any water or sewer lines on the landscape plan.
Please adjust street tree locations to provide for proper tree/utility separation.
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10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
RMS Response. All utility lines are shown on plans with trees, Shrubs will be shown at time of FDP — note on
clearances between lines and plants are indicated on plans.
Department: Technical Services
Contact: Jeff County, 970.221-6588, icounty(cDfcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
HL,-)6 rCe6ponse. al iu piOv;uEG.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
RMS Response: Project will not be a replat — new easements provided by separate document.
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designerlbuilder by assuring, early in the
design, that new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid -design stage for this meeting to be effective and is typically scheduled after the
Current Planning PDP submittal. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type
of construction, and energy compliance method being proposed. Applicants of new
commercial or multi -family projects should contact their Development Review Coordinator to
schedule a pre -submittal meeting.
Construction shall comply with the following adopted codes and standards as
amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Page 17 of 18
Risk Category II (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category I: 130mph (Ultimate) exposure B
Risk Category III & IV:150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4
Residential Provisions
2. Multi -family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2018 IECC Chapter 4 Commercial
Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code
amendments can be obtained at www.fcgov,com/building/codes.php or at the Building
Services office.
City of Fort Collins
Building Services
Plan Review
Page 18 of 18
3. A neighborhood meeting is required at least 10 days prior to formal submittal of a
development review application. For the neighborhood meeting, we will formally invite
surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal
way to get feedback from surrounding neighbors and identify any potential concerns
prior to the formal hearing. Please contact your Development Review Coordinator to
assist you in setting a date, time, and location. While the neighborhood meeting is an
opportunity for you to share your development proposal, the assigned planner and the
City's Development Review Liaison will help facilitate the meeting.
RMS Response: Neighborhood meeting was held via Zoom on August 26, 2020.
4. This letter is provided to you in Microsoft Word format. Please use this document to
provide written responses to each comment for submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as all
comments should be thoroughly addressed. Provide reference to specific project plans
or explanations of why comments have not been addressed, when applicable.
RMS Response: Thank you, please see responses.
5. For more detailed process information, see the Development Review Guide at
www.fcgov.com/drg . This online guide features a color -coded flowchart with
comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
RMS Response. Thank you.
6. 1 will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications. php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can always send an updated copy of the Submittal Checklist to ensure you are
submitting the correct materials.
RMS Response: Thank you.
7. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees,php.
I will provide estimated fees, which are due at time of project submittal for formal review.
This is an estimate of the initial fees to begin the Development Review process based
on your Conceptual Review Application. As noted in the comments, there are additional
fees required by other departments, and additional fees at the time of building permit.
The City of Fort Collins fee schedule is subject to change — please confirm these
estimates before submitting. If you have any questions about fees, please reach out to
me.
RMS Response. Thank you.
8. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off
for routing the same week. Upon initial submittal, your project will be subject to a
completeness review. Staff has until noon that Friday to determine if the project contains
all required checklist items and is sufficient for a round of review. If complete, a formal
Letter of Acceptance will be emailed to you and the project would be officially routed
with a three-week round of review. Meetings to review comments with City staff are held
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on Wednesday mornings after the three week review.
When you are ready to submit your formal plans, please make an appointment with me
at least 24 hours in advance. Applications and plans are submitted electronically in
person with initial fees.
Pre -submittal meetings can be beneficial to ensure you have everything for a complete
submittal. I am happy to help set up a pre -submittal meeting if you feel that it would help.
RMS Response: Thank you, email sent on the 261, for the 281h submittal.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek(a)fcgov.com
At the conceptual review stage, the applicant is responsible for working with City staff to
determine if any structures on a development site are historic resources, which under
the revised code (as of 2019) includes designated properties, properties listed on the
State or National Register of Historic Places, and properties eligible for landmark
designation. This property is listed as a contributing property in the Laurel School
National Register Historic District, which means that the proposal would need to comply
with Land Use Code Section 3.4.7(D)(2), which states, "To the maximum extent
feasible, the development plan and building design shall provide for the preservation
and adaptive use pursuant to the Secretary of the Interior Standards for the Treatment of
Historic Properties." This standard would make demolition of the existing residence very
difficult, if not impossible. Instead, you would be looking at an acceptable modification of
the existing residence in a manner that meets the federal standards by
retaining/improving upon its historic character and features and potentially new
construction on the rear of the lot that would be compatible with the original residence.
If you would like to request an updated evaluation of the property to determine if it
remains a contributing property to the district, you will need to submit a $750 payment
and we will hire an independent surveyor to document the property and provide that
information for concurrence to History Colorado, which is responsible for the National
Register district. Please let me know directly if you would like to pursue an updated
survey.
ALM2s Response: The owner had a survey previously completed that determined that this property was deemed
not be contributing to the Laurel School National Historic district.
2. Because the property is currently listed as a historic resource, your project would qualify
for state and federal tax credits for an adaptive reuse project of the current residence
that meets the Secretary of the Interior's Standards. I would refer you to Joe Saldibar at
History Colorado to pursue specific questions about what type of work would meet the
program requirements.
ALM2s Response: Thank you.
3. Any new construction on the property would have to comply with 3.4.7(E), which provides
standards for design compatibility of new construction with any abutting or nearby
historic resources within 200 feet. The abutting property immediately to the south also
contributes to the National Register District, for example, and thus your new construction
would have to comply with all six major compatibility standards listed in Table 1 of that
section. Those standards address massing and building articulation, building materials,
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and other design features in order to create compatible infill.
ALM2s Response: Please refer to the Architectural Narrative for proposed compliance with LUC 3.4.7(E) based
on Table 1.
Planning Services
Contact: Kai Kleer, 970.416-4284, kkleera()fcgov.com
1. The decision maker for this project is the Planning and Zoning Board. A neighborhood
meeting will need to be scheduled prior to any formal submittal.
RMS Response: Neighborhood meeting was held via Zoom on August 26, 2020.
2. This project meets the minimum lot size requirement of 6,000 square feet.
RMS Response: Thank you, lot is 9,492 SE
3. The maximum floor area for the proposed buildings is 3,800 square feet or 40% of the lot
size (the additional 250 square feet does not apply to this multi -family project).
The floor area calculation should include:
Primary structure as measured along the outside walls,
Accessory buildings larger than 120 square feet, and
Carport mentioned in the project narrative.
ALM2s Response. Building areas were determined by using the outside of the walls. A carport was not
included with this submittal.
4. The minimum lot width for a multi -family building is 50 feet. The site plan indicates 48 feet
and original plat shows the lot to be 50 feet wide. This discrepancy could have impact on
whether the lot could permit any other use but single-family or duplex. Before proceeding
any further with the project please ensure that the lot width dimension is accurate.
RMS Response: Lot is 50' wide as shown on plans and ALTA.
5. Maximum building height is two stories.
ALM2s Response: The building is two stories with the upper level having only 63% of the footprint of the lower
level and includes several 1-story areas to reduce the building scale.
6. Please make sure that the primary entrances are located along the front wall of the
building include an architectural feature such as a porch, landing or portico and
connecting walkway to sidewalk. It may be easiest to achieve this standard through a
common entryway.
ALM2s Response: This project does have four units and the unit on the north end does include a substantial
porch and front door facing the street. The other three units also have large entry porches that further help
define their individual unit entries.
7. The minimum roof pitch for this district is 2:12. Please refer to the Old Town
Neighborhoods Design Guidelines to ensure that roof lines and architectural features are
consistent with the character and image of the area.
ALM2s Response: No roof pitch less than 2:12 has been proposed on the building. The main roof pitch is
consistent with other surrounding roof pitch context and the project utilizes lower sloped, one-story building
massing and porches to reduce scale and again relate to other contextual porches.
8. Additional requirements for front fagade may be needed if the building is greater than
2,500 square feet in size. Please see section 4.9fl(1) Building Design. Please work with
Planning and Historic Preservation to ensure the building features appropriate bulk,
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mass, scale, articulation, roof pitch and architectural features.
ALM2s Response:
9. A Landscape, water budget and tree protection plan will be required at time of application
submittal. Generally, we look for the landscape plan to achieve the following:
(1) reinforces and extends any existing patterns of outdoor spaces and vegetation where
practicable,
(2) supports functional purposes such as spatial definition, visual screening, creation of
privacy, management of microclimate or drainage,
(3) enhances the appearance of the development and neighborhood,
(4) protects significant trees, natural systems and habitat,
(5) enhances the pedestrian environment,
(6) identifies all landscape areas,
(7) identifies all landscaping elements within each landscape area, and
8) meets or exceeds the standards of Section 3.2.2.
RMS Response: Landscape plan will be geared toward Brownstone style that will define spaces with hedges
and columnar trees that will screen from adjacent neighbors and parking area. Areas for shrub beds indicated
along with plant species in schedule. Individual plant layout will be shown with FDP submittal.
10. Since the parking lot on the rear side of the building is six spaces or greater the following
minimum requirements are necessary:
Parking area must be paved with asphalt, concrete or pavers.
Concrete curbing must be provided around the parking area.
Parking area must be setback a minimum of 5 feet from the side lot lines.
6% of the interior parking area must be landscaped.
The perimeter of the parking and vehicle use areas must be landscaped.
RMS Response: Parking area is paved with concrete, curbing provided. Landscape island is shown. Modification
request has been submitted for setback of parking area.
11. The proposed building with two bedrooms for each unit will require 7 off-street parking
spaces. The parking as proposed meets this standard. Please keep in mind that these
spaces only count for each unit if they are made available to each unit at no additional
rental cost.
RMS Response. 7 parking spaces are provided.
12. Please ensure that trash and recycling is appropriately sized for this development. An
enclosure may be necessary. Please refer to section 3.2.5 for more information.
RMS Response: Trash and recycling is provided on side of building as per residential uses. A staging area is
provided along the alley for trash pick up.
13. The proposed project is located within the Old Town Neighborhoods Subarea, Laurel
School Historic District, and close proximity to a historic resource (A.C. Kluver House).
Please refer to the Old Town Neighborhoods Design Guidelines and Old Town
Neighborhoods Plan for guidance when designing the proposed multifamily building.
Typical architectural character (excluding the adjacent multi -family which was built in the
1970s) of this area is Queen Anne, Classic Cottage, Vernacular and Craftsman. Please
work with our Historic Preservation department to discuss potential design assistance
funding that may be available for your project.
ALM2s Response: The proposed project has been designed to meet section 3.4.7(e) and has utilized the Old
Town Neighborhoods Plan for guidance.
14. Solar is strongly encouraged for all development throughout the City. Applications for the
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2019 Residential Solar Rebate Program will be accepted until Nov. 30. As of May 15,
approximately $345,000 is available for roughly 230 residential solar projects. Rebate
amounts may be adjusted based on program participation to ensure funds remain
available throughout the year. Contact the City Utilities Department for more information.
RMS Response: Noted. thank you.
15. One bike parking space per bedroom will be required for this project with 60% enclosed
and 40% exterior to the building. It is recommended that exterior spaces be placed within
close proximity to building entrances. Interior spaces can be within a garage or building
but is required to have some type of racking system.
RMS Response: Enclosed bike parking sheds are provided on the west parking lot edge, sheds are under 120
SF each and allow for additional storage space.
16. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
RMS Response: Noted, thank you.
17. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
RMS Response: Thank you, please see modification requests submitted.
Department: Engineering Development Review
Contact: Spencer Smith, 970.221-6603, smsmith apfcgov.com
1. Please contact Spencer Smith (smsmith@fcgov.com or (970)221-6603) if you have
further questions regarding these engineering comments or requirements.
S Response: Thank yo,i
2. Per Section 3.3.1(C) of the City of Fort Collins Land Use Code, this project is
responsible for dedicating any easements and/or Rights -of -Way (ROW) that are
necessary or required by the City for this project. Most easements to be dedicated
need to be public easements dedicated to the City. This shall include the standard utility
easements that are to be provided behind the right-of-way (15 foot along an arterial, 8
foot along an alley, and 9 foot along all other street classifications). If the project
includes a plat, the dedications will be included as part of that document. If no plat will
be processed, the applicant will be required to make the dedications by separate
instrument. The applicant will need to submit legal descriptions and exhibits to the City
to review as part of this project. The legal descriptions and exhibits will need to be
prepared by a licensed Colorado Land Surveyor. There are fees of $250/dedication
that will need to be paid to the City upon submittal of the legal descriptions and exhibits.
A completed Transportation Development Review Fee application and associated fees
will need to accompany the submittal of the legal descriptions and exhibits. Please
coordinate with Engineering Development Review staff regarding the easement
dedication process. Additional information on the dedication process can be found at:
http://www.fcgov.com/engineednq/devrev.php
HDS Response: 9' and 8' utility easements are anticipated to be dedicated along Magnolia and the alley. The
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dedications will be by separate instrument.
3. The site layout (particularly the parking) will need to accommodate the City's typical alley
section referenced above, which is a 20-foot ROW with an 8-foot utility easement and
3-foot minimum fence setback. The ROW already exists, but the utility easement
adjacent to the property will need to be dedicated with this project. See Larimer County
Urban Area Street Standards (LCUASS) Figure 7-11 F for typical alley section.
cnnno asement is anticipated.
4. Per Section 3.3.2(D) of the City of Fort Collins Land Use Code, this project is
responsible for constructing alley improvements to bring the alley up to current City
standards. This means paving the alley (per Figure 7-11-F) adjacent to the site, out to
the nearest public street (approximately 105 feet to Peterson Street). This shall include
undergrounding of existing overhead utility lines, also per Section 3.3.2(D).
HDS Response: The alley improvements are anticipated. The undergrounding the overhead electric is
acknowledged and assumed to be designed by others. Please confirm.
5. Utility plans will be required for all public improvements associated with this project.
Refer to LCUASS Chapter 3 for utility plan requirements.
HDS ?esncnse Ins
6. A Development Agreement (DA) will be required for this project. The DA is an
agreement between the property owner and the City of Fort Collins that defines the
various standards, infrastructure requirements, maintenance responsibilities, etc. of the
owner. A draft of the DA will be prepared by the City during the review and approval
process. Prior to preparing this agreement, the applicant will need to provide a
completed "Information for Development Agreements" form. This can be submitted with
the initial project submittal. A copy of the document can be found at the Engineering
web page link below: https://www.fcgov.com/engineering/devrev.php
RMS Response: Noted, thank you.
7. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
RMS Response: Noted, thank you.
8. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the
site, need to meet ADA standards. If they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
Engineering staff conducted a site visit to determine the extent of pedestrian facilities
that would need to be brought up to current ADA standards. It was determined that ....
HDS Rest- Ack; ,u�',,uL;ged.
9. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at (970)221-6566 if you have
any questions.
HDS Response: Acknowledged.
10. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcqov.com/engineering/dev-review.php
RMS Response: Noted, application and fees submitted.
11. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
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this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
RMS Response: Noted, thank you.
12. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
HDS Response. Acknowledged.
13. A utility coordination meeting on this site is suggested. Utility coordination meetings, if
requested, are typically scheduled after the preliminary submittal of the project, but can
be scheduled prior to submittal upon request. Please provide a site plan with a
preliminary utility layout for routing with the meeting notice. If you are interested in having
a utility coordination meeting, please contact the development review engineer for
scheduling.
HD- response: We meeting with receipt of 1s: round comments.
14. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
HDS Response: No encroachments are anticipateu
15. The development/site cannot use the right-of-way for any Low Impact Development to
treat the site's storm runoff. We can look at the use of some LID methods to treat street
flows — the design standards for these are still in development.
HDS Resnonse. Acknowledged.
16. With regards to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development, nor shall
it be used for parking by any contractors, subcontractors, or other personnel working for
or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
HDS Response: Acknowledged and to be confirmed by selected contractors.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(cDfcgov.com
1. Due to the relatively low anticipated new traffic to be generated by this proposal, per
Larimer County Urban Area Street Standards (LCUASS) chapter 4 the requirement for
a Traffic Impact Study is waived. Please do work with the Engineering department on
any other required transportation related improvements to the Alley, sidewalks, etc.
RMS Response: Noted, thank you.
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Department: Building Inspection
Contact: Katy Hand, , khand(a)fcgov.com
1. This building will need to be constructed under the current adopted IBC Code as an R-2
Occupancy. See the following link for the list of adopted codes and local amendments.
ALM2s Response: Agreed, project is an R-2 occupancy.
2. Please be aware that a C2 min general contractor's license is required for new 2 story
multi -family buildings.
Owner Response: Contractor has permit.
3. The building must be fire sprinkled with a 13R system min. (Typically includes a fire riser
room).
ALM2s Response: A NFPA 13R system is anticipated.
4. Each unit must be separated from the adjacent units with 1 hr fire barrier to the roof deck.
ALM2s Response. 1 hr. unit separations and roof deck ratings are anticipated
5. Property line proximity: Exterior walls closer than 10ft from the property line will need to
be 1hr rated with limited or no openings.
ALM2s Response:
6. Buildings less than 1,000ftfrom and active railroad are required to have a min. exterior
composite sound transmission rating (STC) of 39. (Local Amendment)
ALM2s Response: The site is located more than 1,000 ft away from an active railroad.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, wIynxwiler(cDpoudre-fire.orq
1. GENERAL INFORMATION
> Poudre Fire Authority and the City of Fort Collins have adopted the 2018 version of
the ICC codes. PFA is now using the 2018 International Fire Code.
> The applicant proposes to construct a residential occupancy (R-1, R-2, R-3). The
occupancy classification for this property will drive specific code requirements.
> FYI -Requirements for short-term rental properties (R-1) is currently under review by city
council.
ALM2s Response: This project will be considered an R-2 occupancy as townhome-style condominiums units
that will consist of individually owned units.
2. AUTOMATED FIRE SPRINKLER SYSTEM
This building will require the installation of an automatic fire sprinkler system via
separate permit.
> If classified as an R-1 (short-term rental property), it will require a NFPA 13 system.
> If classified as an R-2 (long-term rental property), it will be eligible for a NFPA 13R
system.
> If individually owed and classified as an R-3, separate sprinkler systems will be
required in each dwelling unit (either R-13 or P2904).
Please contact Assistant Fire Marshal Jerry Howell with any fire sprinkler related
questions at 970-416-2868.
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