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HomeMy WebLinkAbout504 S WHITCOMB STREET, CARRIAGE HOUSE - FDP210006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS  Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 ‑ fax fcgov.com/developmentreview April 20, 2021 Robert Kirkpatrick 619 Skysail Lane Fort Collins, CO 80525 RE: 504 S Whitcomb Street ‑ Carriage House, FDP210006, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 504 S Whitcomb Street ‑ Carriage House. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970‑416‑2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 04/07/2021: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Thank you, I will email you on any correspondence. Comment Number: 2 04/07/2021: INFORMATION: As part of your resubmittal 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, avoiding responses like noted or acknowledged. I will fully address any comments. Comment Number: 3 04/07/2021: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_504 S Whitcomb_Rd2.pdf We will follow the naming convention for all the files. Comment Number: 4 04/07/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut‑off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Thank you, I will email you when we resubmit with all the required documentation. Comment Number: 5 04/07/2021: INFORMATION: Temporary Service Changes ‑ City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Understood, we will anticipate a month between review times. Comment Number: 6 04/07/2021: FOR HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right‑of‑way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Thank you, I look forward to this hearing. Comment Number: 7 04/07/2021: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. We will make sure all the comments are addressed before the hearing. Comment Number: 8 04/07/2021: FOR HEARING: I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted. Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Thank you, a remote hearing is more than fine. Department: Planning Services Contact: Pete Wray, 970‑221‑6754, pwray@fcgov.com Topic: General Comment Number: 1 04/18/2021: FOR HEARING: NCB ‑ Any new single‑family dwelling (carriage house) that is proposed to be located behind a street fronting principal residence can only contain 1,000 square feet of floor area, must be 10 feet away from any other structure and can only have a 600 square foot footprint. The plan includes a 600 sf building and footprint. The plan is in compliance with the overall lot standards for building size. ‑ The allowable floor area on the rear half of lot must not exceed thirty‑three (33) percent of the overall lot area. The plan includes a building floor area of 600 sf in compliance (1482 sf max. floor area) ‑ Please identify the required 120 sf separate yard area for the carriage house. The yard space has been identified on the plan. Comment Number: 2 04/18/2021: FOR HEARING: Article 3 ‑ Parking: For each single‑family dwelling there must be one (1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots with forty (40) feet or less of street frontage. Because the project is contained within a 50‑foot lot, each single‑family detached dwelling will require one off‑street space (one total). The plan proposes five off‑street parking spaces, one for the new carriage house and four spaces for the existing two‑family dwelling facing the street. The existing parking lot as expanded with access off alley accommodates these combined parking spaces for both buildings. ‑ Setbacks: Dimensional standards require a minimum rear yard setback of 5 feet (off alley), side yard setback of 5 feet. The proposed carriage house is setback 13' from side property line and approximately 34' from alley. This project should meet all of the land use code requirements listed, is that correct? Comment Number: 3 04/18/2021: FOR HEARING: I can review PDFs of change listed above then the Planning Dept would be ready for hearing. Thank you, I look forward to the hearing. Department: Engineering Development Review Contact: Marc Virata, 970‑221‑6567, mvirata@fcgov.com Topic: General Comment Number: 1 04/19/2021: FOR HEARING: The applicant would be required to dedicate an 8 foot utility easement behind the alley right‑of‑way (and depict on the plans prior to hearing) as part of this application in conformance with alley cross section requirements. A legal description and deed of dedication, along with $250 deed of dedication and recording fees as outlined under the "Process" area of the "Easement and Right Of Way Dedication" of the following link would be required prior to plan approval: https://www.fcgov.com/engineering/devrev.php We will complete this process before the plan is approved. Comment Number: 2 04/19/2021: FOR HEARING: 3.3.2(D)(7) of the Land Use Code requires overhead utilities to be undergrounded but provides an exemption to this requirement, provided conduit is installed to accommodate future undergrounding. The applicant has the option to install the conduit (within the utility easement) and would indicate this on the plans, instead of undergrounding the overhead abutting the frontage. We will plan to coordinate with Utilities to install a conduit as part of this project. Department: Traffic Operation Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 04/16/2021: INFORMATION: No comments. Department: Stormwater Engineering Contact: Matt Simpson, (970)416‑2754, masimpson@fcgov.com Topic: General Comment Number: 2 04/20/2021: FOR HEARING: In the drainage report, please add a discussion of the stormwater quality treatment for the site. For this site, this could consist of “disconnected impervious areas,” but needs to be mentioned in the drainage report. Please see attached Storm Water drainage memo and grading plan. Comment Number: 3 04/20/2021: FOR HEARING: The drainage report shows the alley flowline near the west side of the alley, but the topo does not match this. Please explain how the “apparent flowline” was determined. Please also explain how the alley cross section slopes were determined. I recommend a ground survey to confirm. Please see attached Storm Water drainage memo and grading plan. Comment Number: 4 04/20/2021: FOR HEARING: A site grading plan done by a Colorado Professional Engineer is required for a new habitable structure. This needs to include pre‑project site survey. For your information, a post‑project lot grading certification, by a Colorado PE, will also be required before the Certificate of Occupancy can be issued. Please see attached Storm Water drainage memo and grading plan. Comment Number: 5 04/20/2021: FOR HEARING: See drainage report redlines. I have a couple questions about the rational flow calculations. Please see attached Storm Water drainage memo and grading plan. Department: Water‑Wastewater Engineering Contact: Matt Simpson, (970)416‑2754, masimpson@fcgov.com Topic: General Comment Number: 1 04/20/2021: FOR HEARING: On the site or utility plan, dimension the horizontal separation between the proposed water and sewer service extensions. 10‑ft minimum is the standard. We will plan to separate the water and sewer by at least 10 feet. Comment Number: 2 04/20/2021: FOR HEARING: On the site or utility plan, please show the invert elevations of the proposed sewer service pipe. Please show the slope of the proposed sewer service extension. Please see attached plan reflecting this. Comment Number: 3 04/20/2021: FOR HEARING: Since this project is proposing to extend the water service from the existing duplex to the proposed carriage house, a “water service sizing justification memo” will be required. This should document the demand calculations for maximum flows and estimated continuous flows. This needs to show that the proposed peak demand is within limits for the existing ¾‑inch water meter – based on the City’s meter rating chart. Please have your engineer contact me with any questions. **Please be sure to consider any demand needs for the fire sprinkler system. We will submit the water service sizing justification memo as soon as possible. . Comment Number: 4 04/20/2021: FOR HEARING: See redlines on the site plans. Please see attached plan reflecting this Comment Number: 5 04/21/2021: FOR HEARING: **Additional Comment** ‑ Please provide 6‑ft min separation from the sewer service to the electric service. This requirement is for the safety of equipment operators in the future. Please see attached plan reflecting this Department: Light And Power Contact: Cody Snowdon, 970‑416‑2306, csnowdon@fcgov.com Topic: General Comment Number: 1 04/20/2021: FOR INFROMATION: The existing residence is served with a #4 triplex cooper from a secondary box located at the northeast corner of the property and has capacity up to 125 amps. Due to the existing building being a Duplex, the existing service is costumer owned; therefore, the existing service is owned and maintained by the property owner. If upgrades are required to the existing residence, the existing service will need to also be upgraded from the meter to the first point of attachment by the property owner. We plan to run new power service to Unit C from the point of the transformer in the alley. Comment Number: 2 04/20/2021: FOR INFROMATION: The service to the property is powered from a 50 kVA, padmount transformer located south along the alley. This transformer may require to be upgraded depending on the electric requirements of the new carriage house. Thank you, we will upgrade the transformer if required. Comment Number: 3 04/20/2021: FOR INFROMATION: 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. Please see attached plan reflecting the path of the existing power infrastructure. The line is outside the area of the project. Comment Number: 4 04/20/2021: FOR HEARING: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site 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. Please see attached plan reflecting the separation of the proposed utilities. Comment Number: 5 04/20/2021: FOR INFORMATION: All residential service requests above 200 amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the first point of attachment to the meter and will own and maintain that service. Will this still apply if Unit C is fed separately from the exiting duplex? Comment Number: 6 04/20/2021: FOR HEARING: The Carriage House would be required to be individually metered. The meter location will need to be coordinated with Light and Power. Please refer to Section 8 of the Electric Service Standards for addition requirements for metering. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf We plan to separately meter Unit C and we will follow all applicable codes and standards. Comment Number: 7 04/20/2021: FOR INFROMATION: The City of Fort Collins now offers gig‑speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at (970) 224‑6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Thank you for the information. We will look into this. Comment Number: 8 04/20/2021: FOR INFROMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go‑renewable Thank you for the information. We will look into this. Comment Number: 9 04/20/2021: FOR HEARING: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval Thank you, we will ensure we get the CAD files over to the appropriate teams. . Comment Number: 10 04/20/2021: FOR INFROMATION: 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‑investmen t‑development‑fees Thank you for the information. We will contact you about the fee schedule. Comment Number: 11 04/20/2021: FOR INFROMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders‑and‑developers. Thank you for the information. We will look into this. Department: PFA Contact: Marcus Glasgow, 970‑416‑2869, marcus.glasgow@poudre‑fire.org Topic: General Comment Number: 1 04/16/2021: FOR HEARING: FIRE LANES ‑ Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. The proposed carriage house exceeds 150 feet to all exterior portions when measured from Whitcomb St. This measurement shall also include the distance of parking stalls along Whitcomb St. The total distance can be extended to 200 feet to all exterior portions of the carriage house if a 13‑D sprinkler system is installed. We are planning to do a 13-D sprinkler system for the Unit C. Comment Number: 2 04/16/2021: FOR HEARING: WATER SUPPLY ‑ Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. The nearest hydrant is located on the NE corner of the alley access on W Myrtle St. If alley access is not provided, a new fire hydrant is required for this site and shall be provided on the utility plans. If the carriage house has a 13‑D sprinkler system, the Hydrant will not be required. We are planning to do a 13-D sprinkler system for the Unit C. Comment Number: 3 04/16/2021: FOR HEARING: ACCESS TO BUILDING OPENINGS ‑ An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided for the carriage house and the existing duplex on this site. Please provide details on site plan for the access walkway. Please see attached plan reflecting this Comment Number: 4 04/16/2021: FOR HEARING: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING ‑ The carriage house and duplex must have appropriate address posting and wayfinding. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of four‑inch numerals on a contrasting background. When the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. Please see attached plan reflecting the signage for the units. Department: Environmental Planning Contact: Scott Benton, (970)416‑4290, sbenton@fcgov.com Topic: General Comment Number: 1 04/16/2021: FOR HEARING: Please indicate the species (with scientific name) included in the 'drought tolerant native grass seed'. Please see attached plan reflecting this Department: Forestry Contact: Molly Roche, 224‑616‑1992, mroche@fcgov.com Topic: General Comment Number: 1 4/19/2021: FOR HEARING: Please schedule an on‑site visit with City Forestry to obtain existing tree inventory and mitigation information for the two street trees adjacent to your property. Please label each of these trees as EXISTING TREES TO REMAIN AND BE PROTECTED. Please see attached plan reflecting this Comment Number: 2 4/19/2021: INFORMATION ONLY: Since this is a carriage house submittal, the code standards in Land Use Code 3.2.1. do not apply. No mitigation is required for private property trees that are to be removed on site. However, we do appreciate the plan to include two additional trees to the site. Please note that 2” caliper B&B trees can establish quicker than 3” caliper trees. You may downsize the tree size if you’d like. Thank you for the information, we will look into downsizing the trees. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 4 04/19/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Please see attached plan reflecting the corrections. Topic: General Comment Number: 1 04/19/2021: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. Please see attached plan reflecting the corrections. Comment Number: 5 04/19/2021: FOR FINAL APPROVAL: FOUNDATION PLAN: There are line over text issues. See redlines. Please see attached plan reflecting the corrections. Topic: Site Plan Comment Number: 2 04/19/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Please see attached plan reflecting the corrections. Comment Number: 3 04/19/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Please see attached plan reflecting the corrections. Department: Building Services Contact: Russell Hovland, 970‑416‑2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 04/19/2021: BUILDING PERMIT: A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of   Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IRC chapter 11. Please see attached plan reflecting the proper code compliance.  INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for non‑fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A passing building air tightness (blower door) test is required for certificate of occupancy. We will comply with all applicable codes and standards. Department: Erosion Control Contact: Jesse Schlam, 970‑218‑2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 04/19/2021: 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 26‑498. 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. We will comply with all applicable codes and standards. Department: Water Conservation Contact: Eric Olson, 970‑221‑6704, eolson@fcgov.com Topic: General Comment Number: 1 04/21/2021: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221‑6704 or eolson@fcgov.com We will comply with all applicable codes and standards and submit the irrigation plan.