HomeMy WebLinkAbout700 W MYRTLE STREET - DUPLEX - BDR210008 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity 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
August 20, 2021
Marilou Smith
WOOD AND STONE INVESTMENTS LLC
2900 SILVERWOOD DR
Fort Collins, CO 80525
RE: 700 W Myrtle Street - Duplex, BDR210008, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 700 W Myrtle Street - Duplex. 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
08/17/2021: 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!
And thank you for being so helpful in guiding the process. Please note that all responses on this
document are being made by Jerome Kommrusch of Conifer Design Inc. 970-227-4172
Comment Number: 2
08/17/2021: 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 be as detailed as what seems necessary in my responses.
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Comment Number: 3
08/17/2021: 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_PROJECT NAME_PDP_Rd2.pdf
Understood, and I have renamed the two main files for submittal.
Comment Number: 4
08/17/2021: 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 with as much advanced notice as possible.
Submitted plans and “For final Approval” responses on 9/1/21 before noon. Additional comments
on 9/2/21 as suggested and allowed by B.B.H.
Comment Number: 5
08/17/2021: 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 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).
This is understood and we are working to prepare submittals quicker to expedite the process on
our end.
Comment Number: 6
08/17/2021: INFORMATION:
LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty
(180) days of receipt of written comments and notice to respond from the City
on any submittal (or subsequent revision to a submittal) of an application for
approval of a development plan, shall file such additional or revised submittal
documents as are necessary to address such comments from the City. If the
additional submittal information or revised submittal is not filed within said
period of time, the development application shall automatically lapse and become null and void.
With the small nature of this project we do not see this as an issue.
Comment Number: 7
08/17/2021: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with a decision and recording of this project. I
will provide a recording checklist and process information when we are closer to this step.
This is understood and Each comment has been addressed accordingly
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Comment Number: 8
08/20/2021: FOR FINAL APPROVAL:
The proposed development project is subject to a Basic Development Review.
The decision maker for your project will be the Development Review Manager
and/or Director of Community Development and Neighborhood Services. All
documents submitted to the City in association with your Basic Development
Review project are available to the public through our website. Formal public
notice of your project is at the discretion of the Development Review Manager,
including a posted sign, mailing to surrounding neighbors and/or published notice elsewhere.
It is understood that this is development procedure is on public record.
Comment Number: 9
08/17/2021: FOR FINAL APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners, and shall also be posted on the City's website at www.fcgov.com.
Department: Planning Services
Contact: Kai Kleer, 970- 416- 4284, kkleer@fcgov.com
Topic: General
Comment Number: 1
08/17/2021 FOR APPROVAL:
Regarding the landscape plan, please include species and quantities of proposed plantings.
The following comments all relate to landscaping within the parkway:
Regarding landscaping within the parkway, there is a minimum requirement that
at least 50% of the area be covered with live plant material within 3 years of
installation. Currently, the plan proposes far less than this and does not indicate
the species or quantities of plants for the entire site on the plan.
Please add a note that, "no timber, concrete products, plastic or metal edging,
or similar material shall be used in the parkway."
When making plant selections for the parkway please ensure that no thorny or prickly plants are used.
In the mulched planting beds, the soil surface needs to be 2 - 3 inches below the
curb and sidewalk to allow for mulch to be contained. Please ensure this is noted on the plan.
Please add a note and demonstrate that plant materials must be under 2 feet
tall if within 5 feet of a driveway and under 3 feet tall in other areas.
All points of this comment have been added/adjusted and are seen on page A-3
Comment Number: 2
08/17/2021 FOR APPROVAL:
Expand lighting note under General Sites Notes to include, "lighting will be
3,000K or less, fully shielded and down directional."
This note has been added to page A-1
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Comment Number: 3
08/20/2021: FOR APPROVAL:
Regarding the gravel parking area, please include banding around the gravel
area to prevent the gravel from spreading outside the limits of the parking area.
Concrete curbing, 6x6 treated timbers, or something of the like could work to
satisfy this requirement. Please also provide wheel stops at the front of each
parking space - include the specifications of the wheel stop and how it will be
anchored to the ground.
Parking area notes have been added on page A-3 and the wheel stops have
been shown on the plan.
Department: Engineering Development Review
Contact: Spencer Smith, 970- 221- 6603, smsmith@fcgov.com
Topic: General
Comment Number: 1
08/16/2021: FOR FINAL APPROVAL:
Please ensure that no large boulders (over 12 inches above grade) are
proposed within the dry creek bed in the road right - of- way. Engineering has no
other comments on the proposed project.
A note has been placed at the right side of the site plan on page A-3
Department: Traffic Operation
Contact: Steve Gilchrist, 970- 224- 6175, sgilchrist@fcgov.com
Topic: Traffic Impact Study
Comment Number: 1
08/13/2021: INFORMATION:
The conversion of this single family home into a two family duplex would not
meet the threshold required for the submittal of a Traffic Impact Study according
to Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived.
Thank you for reviewing that point and letting us know.
Department: Stormwater Engineering
Contact: Basil Hamdan, 970- 222- 1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 2
08/12/2021: INFORMATION:
No Erosion and Sediment Control materials are required since there are no
proposed outside improvements at this time.
Thank you, as noticed, none of the landscaping and ground surface improvements will be
extending beyond the boundaries of the lot and the adjoining parkway.
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Department: Stormwater Engineering
Contact: Dan Mogen, 970- 305- 5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
08/04/2021: INFORMATION:
It is the understanding of the Stormwater Department that this Basic
Development Review will maintain existing grading and drainage patterns and
not impede existing drainage. If this understanding is incorrect or if plans
change, please contact me to discuss and determine what requirements, if any,
will apply. Thank you.
Drainage should not be impacted with the mild landscape berms shown on the site plan.
Department: Water- Wastewater Engineering
Contact: Dan Mogen, 970- 305- 5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
08/04/2021: INFORMATION:
There are existing water and sewer services to the structure. These services
can continue to be used as shared services for the separate dwelling units, or if
desired, it is possible to provide separate services/meters to each of the units.
Please contact me with any questions or if separate meters are desired.
This point is under review and will be addressed in the permit phase.
Department: Light And Power
Contact: Austin Kreager, 970- 224- 6152, akreager@fcgov.com
Topic: General
Comment Number: 1
08/16/2021: INFORMATION:
With this property already having two electric meters, Light and Power has no
comment on the proposed change to a duplex.
Thank you.
Comment Number: 2
08/16/2021: INFORMATION:
If this project is going to seek a service upgrade as part of the rewire, please
contact me prior to attempting to pull your building permit as I do not want your
project to be delayed as we work through the details.
We do not believe this will be necessary but are checking into it.
Comment Number: 3
08/16/2021: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions.
(970) 224- 6152. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our
fee estimator at
http://www.fcgov.com/utilities/business/builders - and - developers.
In the Standards document, #3.2 is under review. This may have been addressed
when the two electric meters were installed.
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Department: PFA
Contact: Marcus Glasgow, 970- 416- 2869, marcus.glasgow@poudre - fire.org
Topic: General
Comment Number: 1
08/12/2021: FOR FINAL APPROVAL:
ACCESS TO BUILDING OPENINGS - An approved access walkway leading
from fire apparatus access roads to the main egress doors of each unit of the
building shall be provided on this site. Please provide details on site plan for
the access walkway.
A new direct walkway from the Myrtle Street side has been added
for access to the front of unit 2
Department: Forestry
Contact: Molly Roche, 224- 616- 1992, mroche@fcgov.com
Topic: General
Comment Number: 1
8/16/2021: FOR FINAL APPROVAL:
Thank you for including the tree inventory and mitigation table on site plans. In
the table and on the plans, please label all existing trees and note whether they
are to be preserved and protected or removed and mitigated. Show tree
removals with a X over the symbol for clarity. Existing trees should be shown
and labeled on the plans with their corresponding # in the mitigation table.
All points of this comment have been added/adjusted and are seen on page A-3
Comment Number: 3
8/16/2021: FOR FINAL APPROVAL:
Please include the City of Fort Collins Tree Protection and Street Tree Permit note on the plans.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
All points of this comment have been added/adjusted and are seen on page A-2
Comment Number: 10
8/16/21: FOR FINAL APPROVAL:
Is this project incorporating any new trees or landscaping on - site? If so, please
include a plant list that provides information on species, size, quantity, and method of transplant.
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
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
All points of this comment have been added/adjusted and are seen on page A-3
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Comment Number: 11
8/16/21: FOR FINAL APPROVAL:
Is this project adding or altering any utilities? If so, please show utility lines on
the site/landscape plan and meet the following utility/tree separation requirements:
10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines
4’ between trees and gas lines
No utilities are being altered
Department: Environmental Planning
Contact: Scott Benton, (970)416- 4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
08/16/2021: INFORMATION:
No comments.
Thank you.
Department: Building Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
All 12 comments in this section on plan review will be addressed during the building permit phase.
Comment Number: 1
08/16/2021: FOR BUILDING PERMIT:
Any home built after 1924 has been required to get a building permit when
finishing a basement. This home does not show any basement finish permit. A
permit in 2008 was issued in 2008 for 3 new egress windows was completed,
however that permit does not legalize the basement as finished. If this change to
duplex will be to over/under with 1 dwelling being in the basement, part of the
required permit should include an after - the- fact finish of the entire basement.
Comment Number: 2
08/16/2021: FOR BUILDING PERMIT:
All new work, and the new dwelling unit must comply with the current adopted
codes and local amendments. A building permit is required for this conversion
and must meet the current 2018 IRC building code.
Comment Number: 3
08/16/2021: FOR BUILDING PERMIT:
Each dwelling unit must have its own direct exterior exit/entrance door, (Primary
means of egress/entry cannot pass through another dwelling or a garage).
Comment Number: 4
08/16/2021: FOR BUILDING PERMIT:
Utility room shows two heaters this will not work. Each unit must have a
separate heating system (no shared air including return air), with controls in each unit.
Comment Number: 5
08/16/2021: FOR BUILDING PERMIT:
Each dwelling must have a kitchen with a cooking appliance
Comment Number: 6
7
08/16/2021: FOR BUILDING PERMIT:
Each dwelling must have a bathroom (including a toilet + a sink + a tub or shower).
Comment Number: 7
08/16/2021: FOR BUILDING PERMIT:
Each bedroom must have a code compliant emergency escape and rescue
opening such as a properly sized window, or door directly to the exterior.
Comment Number: 8
08/16/2021: FOR BUILDING PERMIT:
Smoke and carbon monoxide alarms are required to be installed per the current IRC Building code.
Comment Number: 9
08/16/2021: FOR BUILDING PERMIT:
A licensed general contractor and licensed subcontractors are required. (A
homeowner cannot perform work that requires a permit at a non - primary
residence/unit unless they are a contractor who is licensed to do so).
Comment Number: 10
08/16/2021: FOR BUILDING PERMIT:
Unit Fire Separation: A 1- hour dwelling separation is required between the
units. (This usually requires a separation wall with 5/8” type x gypsum board
both sides of a wall, to the roof deck, or a double layer 5/8” gypsum board on
the ceiling of a lower unit.
Comment Number: 11
08/16/2021: FOR BUILDING PERMIT:
A two- family dwelling/duplex conversion (including a remodel or an addition)
does not require a fire sprinkler system installation/retro fit per R313.2
exception. (A brand- new duplex does require a fire sprinkler system).
Comment Number: 12
08/16/2021: FOR BUILDING PERMIT:
A landing is required at the bottom of the stairs in the basement unit. 2018 IRC section R311.7.6
Department: Technical Services
Contact: Jeff County, 970 - 221- 6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
08/17/2021: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets. See redlines.
All points of this comment have been adjusted and are seen on page A-1 to A-4
Comment Number: 5
08/17/2021: FLOOR PLANS: There are line over text issues. See redlines.
All points of this comment have been adjusted and are seen on page A-4
Topic: Site Plan
Comment Number: 2
08/17/2021: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
All points of this comment have been adjusted and are seen on page A-3
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Comment Number: 3
08/17/2021: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
All points of this comment have been adjusted and are seen on page A-3
Comment Number: 4
08/17/2021: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
All points of this comment have been adjusted and are seen on page A-3
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