HomeMy WebLinkAbout613 S MELDRUM ST CARRIAGE HOUSE - FDP200028 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comJanuary 24, 2020JeffPalomo Fort Collins,
CO Re: 613 S. Meldrum DuplexDescription of project: This is a request to construct a duplex behind an existing singlefamily structure. The site (parcel #9714111013) is approximately
1,600 feet west of S. College Avenue and approximately 700 feet south of W. Mulberry Street. Future access will be taken from S. Meldrum Street. The proposal includes 2 onsite parking
spaces. The property is within the Neighborhood Conservation, Buffer District (NCB) zone district and is an Addition of a Permitted Use application subject to City Council Review.Please
see the following summary of comments regarding 613 S. Meldrum Duplex. 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, please contact your Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment SummaryDevelopment
Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.com1.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. 2.The proposed development project is subject to an Addition of Permitted Use process.
The decision maker for your project will be City Council at a public hearing. Prior to CityCouncil, the Planning & Zoning Board will make a recommendation on the project to City Council.
For both hearings, we will formally notify surrounding property owners within 800 feet (excluding public rightofway and publicly owned open space). 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, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development
proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting
a date, time, and location.3.I will provide you a roadmap specific to your development review project, helping to identify each step of the process. 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.4.I 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 send an updated copy of the Submittal Checklist to
ensure you are submitting the correct materials. 5.As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word
format. Please use this document to insert responses to each comment for your 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.6.The
request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.phpI 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.7.Submittals are accepted any day of the week, with Wednesday at noon being the cutoff 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 threeweek round of review, followed
by a formal meeting.8.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.Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements.
Planning ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.com1. As we discussed by phone, the Addition of a Permitted Use process in code Section 1.3.4 allows an applicant
to "submit a plan that does not conform to the zoning, with the understanding that such plan will be subject to a heightened level of review, with close attention being paid to compatibility
and impact mitigation. This process is intended to allow for consideration of unforeseen uses and unique circumstances on specific parcels with evaluation based on the context of the
surrounding area. The process allows for consideration of emerging issues, site attributes or changed conditions within the neighborhood surrounding and including the subject property.
For residential neighborhoods, land use flexibility shall be balanced with the existing residential character."2. In this case, findings would have to justify adding a use that is specifically
prohibited. The unique circumstances of the eclectic, scruffy pattern of rear yards on this block are understood. A basic question would appear to be "why not just add a permitted
carriage house"? If a duplex could be fitted onto the site within constraints of stormwater runoff and parking, could one of the units be qualified affordable to help justify it?3.
If you proceed to a neighborhood meeting, staff would like to coordinate on ideas for findings to justify the APU as part of proceeding and preparation. 4.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 http://www.colocode.com/ftcollins/landuse/begin.htm. 5. 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.Applicant’s
Response to Planning Services Points:As Mr. Mapes noted, we had several conversations on my plans to build a carriage home on my property at613 S. Meldrum. We had discussions, which
also provided me an education on the finer points of what constitutes and defines a "carriage home" versus a "duplex." My intent has always been, and remains, to preserve my historic
1910 home without having to physically alter it in any way while adding the necessary space I require to age in place comfortably. After various iterations and considerations, all of
which had challenges, I ultimately derived at the attached ‘carriage home’ plans.Mr. Mapes made me aware of several conflicts between my plans and code, as well as the process to seek
approval for exceptions or modifications of use. I had invested much time analyzing the code and thoughtful consideration of the character of my neighborhood in deriving the attached
plan. I feel strongly that my plan conforms best to the neighborhood's residential character and better preserves this character than the existing code allows. I also feel my plan best
honors and respects the preservation and integrity of the existing historic home in all its beauty and historical significance.I followed the formal appeal process and guidelines to
obtain approval on the exceptions Mr. Mapes noted. A bit of a time-consuming, arduous effort, but I nonetheless was ultimately successful in obtaining approval in an appeal to City Council
for the code exceptions and design approval on the attached plan.Department: Historic PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.com1. CODE REQUIREMENTS FOR HISTORIC
RESOURCES ON DEVELOPMENT SITE: This property was determined to be eligible for Fort Collins landmark status in 2018, which means that the adaptive reuse requirements in 3.4.7 of the
land use code will apply.This section of the code outlines that the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section
3.4.7(B), to the maximum extent feasible. Designated historic resources are eligible for financial incentives to support adaptive reuse and historic rehabilitation projects that meet
the Secretary of Interior’s Standards for the Treatment of Historic Properties. If the development site contains a historic resource that is on the National or State Register of Historic
Places but is not already a Fort Collins Landmark as well, and you would like to designate it, you would then qualify for zerointerest landmark rehabilitation loans from the City as
well as the state and federal tax credits and other grants from the state for rehab and structural assessment that are available for properties on the National or State Registers. All
proposed work would have to comply with the federal standards for rehabilitation and our local codes in order to be eligible for these incentives, and all changes to the property would
have to be approved by staff or the Landmark Preservation Commission, in concurrence with the development review process.2. DESIGN COMPATIBILITY WITH HISTORIC RESOURCES ON OR NEAR DEVELOPMENT
SITEThe abutting property at 609 S Meldrum is also eligible for Fort Collins landmark status, which means that any new construction on the site at 613 S Meldrum will need to be compatible
with the historic resources on both properties.The design compatibility requirements for new construction are in land use code section 3.4.7(E), Table 1. Those requirements are designed
to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features to ensure that any new construction
fits in with the existing historic context.3. Designated historic resources are eligible for financial incentives to support adaptive reuse and historic rehabilitation projects that
meet the Secretary of Interior’s Standards for the Treatment of Historic Properties. If the development site contains a historic resource that is not already a Fort Collins Landmark,
and you would like to designate it, you would then qualify for zerointerest landmark rehabilitation loans from the City as well as the state and federal tax credits and other grants
from the state for rehab and structural assessment that are available for all historic properties, including those on the National or State Registers. All proposed work would have to
comply with the federal standards for rehabilitation and our local codes in order to be eligible for these incentives, and all changes to the property would have to be approved by staff
or the Landmark Preservation Commission, in concurrence with the development review process.Applicant’s Response to Historic Preservation Points:I had a couple of conversations with
Ms. Bzdek regarding the requirements and the preferences for developing properties with a historic resource designation. I purchased my home at 613 S. Meldrumprimarily because of its
historic charm and beauty. Preserving it has been one of the driving forces in why I pursued modifications of use rather than compromise the primary structure by constructing an addition.
I understand that the ‘historic resource’ designation may require some additional steps in the review process.In my conversations and studying the relevant code, I've noted the need
to create a compatible design with the primary structure that does not overshadow it. The design is set back on the property not to compromise the primary, historic home's structural
integrity. While the modifications of use approved through an appeal to the City Council permits a larger structure, I am confident that it will not be visible from the front sidewalk.
This placement is a point that Ms. Bzdek emphasized in our conversation to maintain the primary structure's prominence. Furthermore, the development helps support the likelihood that
future generations will preserve the primary home as additional living needs such as a garage or office space are just footsteps away. Again, the design achieves this without having
being attached to the historic resources itself. I may research the financial incentives to support the project; however, I'm not relying on this as a means to finance the project at
this time.Department: Engineering Development ReviewContact: Morgan Stroud, 9704164344, mstroud@fcgov.com1. Site Specific:There are some sections of the sidewalk in front of this
property that do not meet ADA requirements. These will need to be replaced to bring them up to standard with this project.2. Site Specific:The existing fence is located too close to
the sidewalk as it is. It will need to be moved a minimum of 2 feet from the back of the sidewalk or on the property line, whichever is greater.3. Site Specific:The existing alleyway
behind this property is partially paved, the section directly behind this property appears to be unpaved. Depending on the project and how many units are being added to the property,
this may need to be paved and brought up to standards with this project.4. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit.
Please contact Kyle Lambrecht at 2216566 if you have any questions.5. 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.fcgov.com/engineering/devreview.php6. 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 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.7. 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.8. Any
public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/standardsandguides/urbanareastreetstandards9.
This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project. This shall including the standard utility easements
that are to be provided behind the rightofway (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process
can be found at: http://www.fcgov.com/engineering/devrev.php10. Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized.11.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.12. LCUASS parking setbacks (Figure 196) apply and will need to be followed
depending on parking design.13. All fences, barriers, posts or other encroachments within the public rightofway are only permitted upon approval of an encroachment permit. Applications
for encroachment permits shall be made to 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 noncompliance.14. The development/ site cannot use the rightofway for any
rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development.15. Doors are not allowed
to open out into the rightofway.16. Bike parking required for the project cannot be placed within the rightofway and if placed just behind the rightofway need to be placed so that when
bikes are parked they do not extend into the rightofway.17. In regards to construction of this site, the public rightofway 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.Applicant’s Response to Engineering Development
Review Points:At this time, this development project is technically classified as a 'carriage home' and not a 'duplex.' As such, I believe manyof the elements cited above are no longer
applicable. Nonetheless, I will work with Ms. Stroud and her staff in addressing any concerns. Perhaps a site visit with Ms. Stroud and/or a member of her team could help clarify a few
lingering concerns. For example, I cannot identify the sections on the front sidewalk which do not comply with ADA requirements. Regarding the back-alley pavement, this section appears
to have been paved in the past, just not well-maintained. As Ms. Stroud alluded, there are many portions covered by gravel. More recently, a large equipment scraper ran through the alley
before placing a traffic metering device, and this activity further damaged the existing pavement. Ideally, it would be nice to have repaired; however, this may be a moot point now,
as the 'carriage home' designation does not require a paved alley.Department: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1. TRAFFIC IMPACT STUDY:
The addition of two units (or a single duplex) on the property is not expected to generate a level of traffic that would warrant a traffic impact study. TIS waived.2. FOR INFORMATION
ONLY: Will need to work with Engineering on improvements that may be needed to the street frontage, sidewalks, and alley.Applicant’s Response to Traffic Operations Points:I will work
with Mr. Gilchrist and engineering staff to address any concerns.Department: Erosion ControlContact: Chandler Arellano, carellano@fcgov.com1. Information Only:No Comment from Erosion
Control. Based upon the submitted Planning 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, no Erosion Control
Material submittal is needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Though 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 26498. If complaint driven or site
observation of the project seem not to prevent the pollutant discharge 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. If at building
permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off.Applicant’s Response to Erosion Control Points:No issues raised to
address on the subject of erosion control.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com2. 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. Please
note, a new stormwater criteria manual was released in December 2018:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteria3.
Documentation requirements (site specific comment):A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado.
The drainage report must address the fourstep process for selecting structural BMPs.4. Stormwater outfall (site specific comment):The stormwater outfall options for this site appear
to be surface flow to Meldrum Street.There is an alley at the west side (rear) of this property. Drainage into alleys in the Old Town Basin can be problematic, 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.5. Alley Drainage and
Arthur Ditch (site specific comment):The alley behind this property drains to a stormwater inlet that is connected to the Arthur Ditch pipe. The Arthur Ditch is contained within a buried
pipe and crisscrosses throughout properties in this area of town. It is recommended that this development reduces the amount of area and flow that drains to the alley from this property.Any
development that increases stormwater discharge into the alley and the Arthur Ditch will: 1) need to obtain permission and an agreement from the ditch company for this discharge; and
2) need water quality treatment. The Arthur Ditch company will also need to be contacted about any construction or site work above or near to the ditch pipe. The Ditch contact information
is: Arthur Irrigation Co. 2600 S. Timberline, Fort Collins, CO 80525 97087401896. Detention requirements (site specific comment):When improvements are being added to an existing developed
site, onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2year historic
release rate for water quantity.7. 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.8. Detention drain times (standard comment):Per Colorado Revised Statute §3792602 (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 volumebased stormwater storage, including extended detention basins9. Standard Water Quality – Site Tributary to Udall Water Quality Facility (standard
comment):The City requires stormwater quality treatment of all new or modified impervious areas. This is requirement has two categories: 1) ‘standard water quality’ treatment, and
2) ‘Low Impact Development’ (LID) requirement. For this site, the ‘standard water quality’ requirement is already provided for in the City’s Udall Natural Area water treatment facility.10.
Low Impact Development requirements (standard comment):The City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property,
including sites required to be brought into compliance with the Land Use Code. 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/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteria**The
existing Single Family residence with one proposed Carriage House would not be required to add LID to the site. A new duplex on the rear of the lot will require LID. Please feel free
to contact Water Utilities with any questions**11. Erosion control requirements (standard comment):The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 2246015
or jschlam@fcgov.com12. 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 ongoing 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/whatwedo/stormwater/stormwaterquality/lowimpactdevelopment13. Fees (standard
comment):The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of 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/buildersanddevelopers/plantinvestmentdevelopmentfees
or contact our Utility Fee and Rate Specialists at (970) 4164252 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.Applicant’s Response to Stormwater Engineering Points:Combined response with Water-Wastewater Engineering belowDepartment: WaterWastewater EngineeringContact:
Matt Simpson, (970)4162754, masimpson@fcgov.com1. Existing Water Infrastructure (site specific comment):There is an existing 8inch water main in Meldrum Street with an existing 3/4inch
water service to the site.2. Existing Sewer Infrastructure (site specific comment):There is an existing 8inch sanitary sewer main in Meldrum Street with an existing sanitary sewer service
to the site. The City does not keep accurate records of the location of sewer services which are private. The sewer service can be located with the help of a professional plumber.3.
Water and Sewer Services for Proposed Site (standard comment):Each building will require a separate water and sewer service connecting to the City main.4. Utility Separations (standard
comment):Water and sewer service configurations for redeveloping lots in this area of the City can be problematic. Exact location of the existing water and sewer services and other
utilities onsite will be required for your site engineer to determine service routing options.For your reference, minimum water and sewer service separations are:> 10ft min. between
water and sewer services.> 6ft min. between trees and water or sewer services.> 4ft min. between shrubs and water or sewer services.> 10ft min. between stormdrain pipes and other utilities.>
Service lines of the same type may be joint trenched with 3ft of separationOther utilities, such as gas, electric, and communications will also have spacing requirements and will need
space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained.5. Service abandonment (standard
comment):Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main.6. Water 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.7. Sewer discharge (standard comment):Please note that
all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26306 Wastewater Discharge Permit Requirements and
Section 26332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small,
regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970) 2216900, to discuss these requirements and how they apply to this development8.
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/standards9.
Fees (standard comment):Additional or larger services will incur development fees and water rights. These fees are due at building permit. Information on fees can be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees
or contact our Utility Fee and Rate Specialists at (970) 4164252 for questions on fees.**An additional dwelling unit will incur additional water and sewer fees – even if there are no
new water and sewer services. Please contact Water Utilities with any questions**Applicant’s Response to Stormwater Engineering and Water-Wastewater Engineering Points:I have spoken
with Mr. Simpson on several occasions seeking guidance and direction related to Stormwater and Water-Wastewater Engineering. I hired a Civil engineer to draft appropriate drainage reports
and diagrams included in the plan submittal. My contracted civil engineer also contacted Mr. Simpson to clarify certain elements. Of note, my home is circa 1900, and the code requirements
for the distance of certain infrastructure elements are not possible. I have spoken with Mr. Simpson about these particular elements and continue to work with him on the best solutions.Department:
Electric EngineeringContact: Rob Irish, 9702246167, rirish@fcgov.com1. The existing property is currently fed from the rear of the property by a 1/0T underground cable from an existing
25kva pad mount transformer to the North of 605 Meldrum St. This cable looks to be direct buried and may need to be relocated for the carriage house and upgraded back to the transformer.2.
Any relocation or modification to existing electric facilities will be at the expense of the owner/developer.3. Any existing and/or proposed Light & Power electric facilities that
will remain within the limits of the project must be located within a utility easement.4. Depending on load requirements, it may be necessary for the owner to provide a pocket easement
for a pad mount transformer to handle the additional capacity.5. Secondary service for any buildings other than singlefamily detached, will be installed, owned and maintained by the
owner.6. A commercial service information form (C1 Form) and a Oneline diagram will need to be submitted to Light & Power Engineering for any proposed electric changes and/or additions.
A link to the C1 form is below: http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations7. Electric Capacity Fee, Building Site charges,
and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our
Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/buildersanddevelopers8. Please contact Light & Power
Engineering at ElectricProjectEngineering@fcgov.com ifyou have any questions. Please reference our policies, construction practices, development charge processes, electric services
standards, and fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers. Applicant’s Response to Electric Engineering Points:Mr. Irish and I met on-site and actively
are working on proper equipment and placement. No immediate concerns or issues have emerged, but I am prepared to address solutions should any arise. Department: Environmental PlanningContact:
Kelly Smith, ksmith@fcgov.com1. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of lowwateruse plants and grasses in landscaping or relandscaping and reducing bluegrass lawns as much as possible. Native plants
and wildlifefriendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online
and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of
Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.2. Site light sources shall be fully shielded and downdirectional to minimize uplight, spilllight, glare and
unnecessary diffusion on adjacent property. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)].Applicant’s
Response to Environmental Planning Points:I am aware and mindful of the need for water conservation and personally subscribe to the concept and process of xeriscaping, including native
plants and wildlife-friendly landscaping. I will work with staff as necessary to set an appropriate model. I am also aware and appreciate the down-directional lighting requirement, and
plans will adhere to these parameters.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.com1. 1/21/2020: PRESUBMITTAL: Forestry Tree InventoryThere appear to be
existing private property and Cityowned street trees onsite. What are the anticipated impacts to them associated with this development? Regardless of tree impact, please schedule an
onsite meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees, specifically Cityowned and maintained street trees, should be retained
to the extent reasonably feasible. This meeting should occur prior to first round PDP.2. 1/21/2020: INFORMATION ONLY FOR PDPPlease provide a landscape plan that meets the Land Use Code
3.2.1 requirements such as ‘full tree stocking’. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree
plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape NotesTree Protection
Notes Street Tree Permit Note, when applicable. These notes are available from the city planner or Molly Roche (mroche@fcgov.com) Required tree sizes and method of transplant: Canopy
Shade Tree: 2.0” caliper balled and burlappedEvergreen tree: 6.0’ height balled and burlappedOrnamental tree: 1.5” caliper balled and burlappedRequired mitigation tree sizes:Canopy Shade
Tree: 2.0” caliper balled and burlappedEvergreen tree: 8.0’ height balled and burlappedOrnamental tree: 2.0” caliper balled and burlapped3. 1/21/2020: INFORMATION ONLY FOR PDPPlease
include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, street lights and stop signs. Please adjust
tree locations to provide for proper tree/utility separation.10’ between trees and public water, sanitary, and storm sewer main lines6’ between trees and water or sewer service lines4’
between trees and gas lines10’ between trees and electric vaults40’ between canopy shade trees and streetlights15’ between ornamental trees and streetlights2040’ between street trees
and stop signs4. 1/21/2020: INFORMATION ONLY FOR PDPIf applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove
significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal
regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed
significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the
extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that,
under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or
would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.)
Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another onsite location, the applicant shall replace such tree(s) according to City
mitigation requirements.Applicant’s Response to Forestry Points:I met on-site with Ms. Christine Holtz from the City of Fort Collins Forestry Department. She created a report identifying
all trees on the property, as well as and their geographical locations and health. Fortunately, no existing trees are impacted by this project, so there are no issues of concern.Department:
Fire AuthorityContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.org1. DUPLEXThe following comments apply only to duplex development on this site. Other code options may
allow for construction of a carriage house, should that become the primary option. Contact PFA for details.2. REQUIRED FIRE ACCESS Fire access is required to within 150' of all exterior
portions of any building as measured by an approved route around the perimeter. The building's proposed footprint places the structure out of access as measured from Meldrum and fire
access from residential alleys is not considered reliable. Future site plans shall account for the construction of a fire lane on the property or how otherwise this requirement is mitigated.
Fire lane specifications provided below.3. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Fire lanes established on private property shall be dedicated by plat
or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard,
allweather driving surface capable of supporting 40 tons. > Deadend fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible
by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419
for sign type, placement, and spacing. Appropriate directional arrows required on all signs.4. REQUIRED WATER SUPPLYA fire hydrant capable of providing 1000 gpm at 20 psi residual pressure
is required within 400' of any residential building, as measured along an approved path of vehicle travel. While the closest hydrant on the NE corner of Meldrum and Myrtle appears to
exceed this distance, it may be deemed acceptable if all other conditions for fire access have been resolved.5. FIRE SPRINKLER SYSTEMThe addition of a duplex or triplex will require
the installation of a residential fire sprinkler system. Please contact the City Building Department for further information.6. ADDRESS POSTING & WAYFINDINGWayfinding to a residence
not immediately fronting the public street and accessible via an alley is problematic. The residence will need to be addressed off of Meldrum and accessible from Meldrum via a pedestrian
sidewalk. The address shall be posted at Meldrum with signage directing emergency resources to the duplex. Such information shall be accounted for and detailed on the site plan.Applicant’s
Response to Fire Authority Points:At this time, this development project is classified as a 'carriage home," and as such, the points cited above no longer apply.Department: Building
Code ReviewContact: Katy Hand, khand@fcgov.com1. Both a duplex and a single family carriage house will be designed/built under the current IRC Code2. A Duplex typically needs to
sprinkled to P2904 (installed by a plumber) or in this case, likely an upgraded 13R system for fire access issues. (installed by a fire sprinkler contractor)A Triplex will need to be
sprinkled to a 13R system (installed by a fire sprinkler contractor)A Carriage house does not need to be sprinkled unless there is a fire access issue. If PFA will require a sprinkler
system it would be a P2904 systmen3. To avoid exterior fire rated walls with limited or no openings: A Duplex will need to be located 3ft min from property lines or per land use code
(whichever is stricter)A Carriage house will will need to be located 5ft min from property lines The new building and existing house will need to be separated from each other by 10ft
min4. INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php5.
Linked is some additional information/guides for a new house/duplex: https://www.fcgov.com/building/files/handoutdulplexconversionv2.pdf?1576697467https://www.fcgov.com/building/resrequirements.phphttps://www.fcgov.com/building/pdf/singlefamilypermitrequirements2015.pdf?1576697467Applicant’s
Response to Building Code Review Points:This development project is technically a 'carriage home.' Access is not an issue, and hence, a sprinkler system is not required. I will comply
and adhere to the current applicable building code.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.com1. 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.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.Applicant’s Response to Technical Services Points:When appropriate, I'll ensure the
approved development plan is placed on the NAVD88 vertical datum.PreSubmittal Meetings for Building Permits PreSubmittal meetings are offered to assist the designer/builder by assuring,
early in the design, that new commercial or multifamily 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 middesign 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 multifamily projects should contact their Development Review Coordinator to schedule a presubmittal meeting.Construction shall comply with the following adopted codes and
standards as amended:2018 International Building Code (IBC) with local amendments2018 International Residential Code (IRC) with local amendments2018 International Existing Building Code
(IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel
Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2015 International Plumbing Code (IPC) as amended by the State of Colorado2017
National Electrical Code (NEC) as amended by the State of ColoradoAccessibility: State Law CRS 95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth:
30 inches.Wind Loads: Risk Category ll (most structures):* 140mph (Ultimate) exposure B or* Front Range Gust Map published by The Structural Engineer's Association of ColoradoRisk
Category l: 130mph (Ultimate) exposure BRisk Category lll & lV: 150mph (Ultimate) exposure BSeismic 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 Provisions2.Multifamily and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions.3.Commercial and Multifamily
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.