HomeMy WebLinkAbout301 PARKER STREET - TWO FAMILY - FDP210026 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW
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
August 06, 2021
Adam Nelson
Fort Collins, CO 805249483
Re: 301 Parker Street Duplex
Description of project: This is a request to develop a two family attached dwelling at 301 Parker St
(parcel # 9724218008). The proposed plan would include the demolition of the existing single family dwelling.
The proposed duplex would have a 1,200 sf building footprint. Other site improvements would include a new
gravel parking area to the rear of the lot, a new fence, a concrete patio, and landscaping. Access is taken from
Parker St directly to the north and the alleyway directly to the south. The site is approximately .18 miles east of
S College Ave and .13 miles south of E Prospect Rd. The site is within the Low Density Mixed Use Neighborhood
(LMN)
zone district and the proposal is subject to Administrative (Type 1) Review.
Please see the following summary of comments regarding 301 Parker Street 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, Brandy Bethurem Harras via phone at 970 416 2744
or via email at bbethuremharras@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.com
1. 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
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informed of any phone conversations. Thank you!
Response: Acknowledged.
2. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for
this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please let
me know and I can help you in setting a date, time and location for a meeting.
Neighborhood Meetings are a great way to get public feedback and avoid potential
hiccups that may occur later in the review process.
Response: Acknowledged.
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.
Response: Acknowledged.
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.
Response: Acknowledged.
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.
Response: Acknowledged.
6. Please follow the Electronic Submittal Requirements and File Naming Standards found at
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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
It may be appropriate to abbreviate some file names, such as Traffic Impact Study to TIS.
Response: Acknowledged.
7. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review.
This is an estimate of the initial fees to begin the development review process based on
your Conceptual Review Application. As noted in the comments, there are additional fees
required by other departments, and additional fees at the time of building permit. The City
of Fort Collins fee schedule is subject to change please confirm these estimates before
submitting. If you have any questions about fees, please reach out to me.
A convenience fee of 2% + 0.25 will be added to all credit card payments under $2,500.00
A convenience fee of 2.75% will be added to all credit card payments over $2,500.00
Response: Acknowledged.
8. Submittals are accepted any day of the week, with Wednesday at noon being the cut off for
routing the same week. Upon initial submittal, your project will be subject to a
completeness review. Staff has until noon that Friday to determine if the project contains all
required checklist items and is sufficient for a round of review. If complete, a formal Letter
of Acceptance will be emailed to you and the project would be officially routed with a
three week round of review, followed by a formal meeting.
Response: Acknowledged.
9. When you are ready to submit your formal plans, please make an appointment with me at
least 24 hours in advance. Applications and plans are submitted electronically in person
with initial fees.
Pre submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
Response: Acknowledged.
10. 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
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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).
Response: Acknowledged.
11. 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.
Response: Acknowledged.
Planning Services
Contact: Pete Wray, 970 221 6754, pwray@fcgov.com
1. LMN ZONING
Two family dwelling unit is permitted subject to Type I Review. The minimum density is 3
DU/net acre, and maximum density is 9 DU/gross acre of land. Based onj site
information, I do not think any land can be netted out for calculation. The proposed 2 DU
on the 7,375SF lot (125’ x 59’) meets the minimum density, but exceeds the maximum
gross density at 11.76 DU/ac. On the attached schedule page, it lists the lot size of 6400
sf. A request for Modification of Standards is needed with proposed concept.
Response: Included in our submittal is a request for Modification of Standards.
Maximum building height is 2.5 stories
2. SECTION 3.2.2 (K) – PARKING
The required number of off street parking spaces for two family dwellings is based on the
number of bedrooms per dwelling unit. Please calculate the required number of parking
spaces and include location on site plan with summary table.
Response: Parking location and summary table are included in the site plan.
3. SECTION 3.5.2 – RESIDENTIAL BUILDING STANDARDS
Front yard setback is 15 feet to the non arterial street, side setback is 5 feet, and rear
setback form alley is 8 feet.
Response: Acknowledged; setbacks shown on site plan.
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4. SUBMITTED PLANS
Please provide plan set that includes site, landscape and building elevation information
and all other supporting summary tables and details. If a plat is not available please include this with packet.
Response: Acknowledged; all items listed above included in submittal.
5. 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 .
Response: Acknowledged.
6. 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.
Response: Acknowledged; a Modification of Standard request is included.
Department: Historic Preservation
Contact: Jim Bertolini, 970 416 4250, jbertolini@fcgov.com
1. Property owner already cleared historic survey requirement. Property is not eligible for
Landmark designation (results issued 7/7/2021).
Response: Acknowledged.
2. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review
because there are no designated historic resources on the site and the nature of the
project does not impact any historic resources that may lie within 200 feet of the site.
There are unevaluated properties within 200 ft, however, survey will not required for this
project. When designing the primary new structure, it is encouraged that the design
meet the design compatibility requirements in LUC 3.4.7, Table 1, Column B. 300 & 315
Parker recommended as example properties for these purposes.
Response: Acknowledged; building elevations designed to be a modern interpretation of example properties
listed above.
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Department: Engineering Development Review
Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com
1. The existing sidewalk along Parker Street is considered substandard with respect to its
width and condition and would need to be replaced. Typically, under our street
standards, this would consist of a sidewalk that’s detached from the curb and gutter.
Given the overall context of the area, an attached sidewalk (5’ in width) can be provided,
with a vertical curb and gutter replacing the existing integrated sidewalk curb and gutter.
Response: The section of sidewalk along Parker Street will be replaced per the City comment.
2. The existing alley is not paved and would be required to be paved along the frontage of
the property out to Mathews Street in accordance with 24 95 of the City Code. Because
of the proposal being a net increase of 1 in the number of dwellings from the existing
condition, the City has allowed the deferral of improvements with a new increase of one
dwelling in other instances. The documentation of the deferral (and indication that the
obligation would remain but would be re evaluated with any further
development/redevelopment) would need to be monumented in a development agreement.
Response: Acknowledged.
3. As part of our alley cross section requirements, the applicant would be required to
dedicate an 8 foot utility easement along the rear frontage of the property, which can be
utilized by the utility providers. Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: An 8’ utility easement is provided per the City comment.
4. The remaining comments are considered standard comments that are applicable with
the proposal. Feel free to contact me with any questions or concerns with the general
comments below or the site specific comments above.
Response: Acknowledged.
5. 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.
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Response: A note is included on the utility plans per the City comment.
6. 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.
Response: Acknowledged.
7. 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/streets
Response: Typical LCUASS details are provided for the new sidewalk along Parker Street frontage.
8. Utility (construction) plans will be required. A Development Agreement will be recorded
once the project is finalized with recordation costs paid for by the applicant.
Response: Utility plans are provided per City comment.
9. A Development Construction Permit (DCP) or excavation permit will need to be
obtained prior to starting any work on the site.
Response: Acknowledged.
10. All fences, barriers, posts or other encroachments within the public right of way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non compliance.
Response: Acknowledged.
11. In regard to construction of this site, the public right of way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
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Development Construction Permit application.
Response: Acknowledged.
12. If the construction of the duplex results in groundwater discharge to the surface, any
groundwater discharge should ideally be designed to not enter public right of way.
Response: Acknowledged.
Department: Traffic Operations
Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: The demolition of the existing single family home, and
construction of a duplex on this property would not exceed the thresholds outlined in the
Larimer County Urban Area Street Standards for a Traffic Impact Study. TIS waived.
Response: Acknowledged.
2. Adjacent street frontage and alley improvements may be required with this submittal.
Please work with Engineering to determine what is required.
Response: Acknowledged.
Department: Stormwater Engineering
Contact: Dan Mogen, 970 305 5989, dmogen@fcgov.com
3. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Spring Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM).
The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utilities/business/builders and developers/development forms gu
idelines regulations/stormwater criteria
Response: Acknowledged.
4. Documentation requirements (site specific comment):
A drainage letter and construction plans (site plan, grading & drainage plan, and utility plan) are required
and must be prepared by a Professional Engineer registered in the State of Colorado. These must
document
the existing and proposed drainage patterns, identify where site runoff is going (stormwater outfall), address
any need to mitigate additional runoff directed onto adjacent properties (in some cases offsite easements
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are required), and tabulate the final site impervious areas.
Response: Utility plans and a drainage letter is provided.
5. Stormwater outfall (site specific comment):
The stormwater outfall for this site appear to be Parker Street curb and gutter.
Drainage into alleys 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.
Response: A drainage letter is provided. We are proposing to maintain the existing drainage patterns.
6. Detention requirements (standard comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, additional onsite detention
is required for runoff from new impervious surfaces. These new flows will need to be
detained to the 2 year historic discharge rate. Detention may not be required if the
developed site impervious percentage is less than the assumed impervious in the
master plan. Please contact me with questions or to discuss this site in particular.
Response: A drainage letter is provided documenting the impervious area. The increase in impervious area is
less than 1,000 square feet.
7. Stormwater Quality requirements for single family lots only (standard comment):
If the improvements create or modify greater than 1000 square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious
areas. In this case disconnection of impervious areas and directing the down spouts
into landscaped areas are two acceptable methods. Low Impact Development (LID)
methods, such as rain gardens and permeable pavers, may also be options.
Response: A drainage letter is provided documenting the impervious area. The increase in impervious area is
less than 1,000 square feet.
8. 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.
Response: A drainage letter is provided documenting the impervious area. The increase in impervious area is
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less than 1,000 square feet.
9. Detention drain times (standard comment):
Per Colorado Revised Statute §37 92 602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the drainage report.
Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume based stormwater storage, including extended detention basins.
Response: No onsite detention is required because the increase in impervious area is less than 1,000 square
feet.
10. Fees (standard comment):
The 2021 city wide Stormwater development fee (PIF) is $9,730/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/builders and developers/plant investment develo
pment fees or contact our Utility Fee and Rate Specialists at (970) 416 4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Response: Acknowledged.
11. Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Response: Acknowledged.
Department: Water Wastewater Engineering
Contact: Dan Mogen, 970 305 5989, dmogen@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 4 inch water main in the alley south of the property with an existing
3/4 inch water service to the property. This existing service may be configured to serve
the duplex or separate services may be provided to each unit.
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There is also an existing 6 inch water main in Parker Street.
Response: The project proposes to use the existing 3/4-inch water service. Water usage fees will be addressed
through the rental agreement for each unit.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 6 inch sanitary sewer main in Parker Street with an existing sanitary
sewer service to the property. This existing service may be configured to serve the
duplex or separate services may be provided to each unit.
Response: The project proposes to use the existing sanitary sewer service. Sanitary sewer usage fees will be
addressed through the rental agreement for each unit.
3. 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.
Response: Acknowledged. The project proposes to use the existing services on site.
4. 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 26 306 Wastewater
Discharge Permit Requirements and Section 26 332 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, Industrial_Pretreatment@fcgov.com
or (970) 221 6900, to discuss these requirements and how they apply to this development.
Response: Acknowledge. The site will be used as two residential units.
5. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Response: Acknowledged.
6. Fees (standard comment):
New or upgraded water and sewer services will require development fees and water
rights, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416
4252
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or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders and developers/plant investment develo pment fees
Response: Acknowledged. The project proposes to use the existing services on site.
Department: Electric Engineering
Contact: Austin Kreager, 970 224 6152, akreager@fcgov.com
1. Light and Power now considers duplex services to be customer owned. Each unit will be
required to have a separate meter as well as your project being responsible for
installing, owning, and maintaining the service. You will be responsible for connecting to
our nearest point of connection. In this case, the nearest point of connection is a
secondary box near Mathews in the alley to your south. The transformer is a substantial
distance from this secondary box, so depending on your power requirements, this
project may require significant system modifications.
Response: One unit will use the existing service on site. A second service, connecting to the secondary box on
Mathews, will be installed as part of the project.
2. Light and Power would like to remind you that all of our facilities must have a ten foot
clearance away from all water, wastewater, and storm sewer facilities. We also require
a three foot clearance away from all other utilities with the exception of communication lines.
Response: Due to the tight nature of the property and the desire to preserve the existing honey locust tree,
electric will need to go into a common trench with communication services. In order to maintain 10’ separation
between the electric facilities and the water service, while minimizing the disturbance of the root zones of the
honey locus tree, results in the electric and telecommunication services placed on the neighboring property,
which is not acceptable by all parties involved in the project. We are proposing a 6’ clearance between the water
service and the common electric/telecommunications trench per minimum offset requirements received from Fort
Collins on previous projects.
3. Contact Light and Power Engineering to coordinate the transformer (if necessary) and
electric meter locations, please show the locations on the utility plans.
Response: Electric meters will be attached to the side of the building at the electric utility connection to the
building. Locations are shown on the utility plans.
4. Electric Capacity Fee, Building Site charges and any system modification charges
necessary will apply to this development.
Response: Acknowledged.
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5. 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/ElectricServiceStandards_FINA
L_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.
Response: Acknowledged.
6. The City of Fort Collins now offers gig speed fiber internet, video and phone service.
Contact John Stark with Fort Collins Connexion at 970 207 7890 or jstark@fcgov.com
for commercial grade account support, RFPs and bulk agreements.
Response: Acknowledged.
Department: Fire Authority
Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.org
1. 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. Code language and fire lane specifications provided below.
IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion
of a building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire sprinkler system
Response: Acknowledged.
2. 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
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document as an Emergency Access Easement.
Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
Additional fire lane requirements are triggered for buildings greater than 30' in height.
Refer to Appendix D105 of the International Fire Code.
Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons.
Dead end fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
Dead end roads shall not exceed 660 feet in length without providing for a second point of access.
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.
Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ.
Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
Fire lane 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.
In remote rural applications, fire lane standards may be modified with the approval of
the fire marshal; examples might include reduction in road width or road surface.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
Response: Acknowledged.
3. 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.
The nearest hydrant is located on the East side of Person Ct just north of the intersection
at Parker St. This appears to be within the required distance depending on proposed
location of the duplex on the property.
Response: Acknowledged.
4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible,
the naming of private drives is usually recommended to aid in wayfinding. Addresses
shall be posted on each structure and where otherwise needed to aid in wayfinding.
Code language provided below.
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
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the street or road fronting the property, and posted with a minimum of four inch numerals
on a contrasting background. Where access is by means of a private road and 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.
Response: Acknowledged.
5. ACCESS TO BUILDING OPENINGS An approved access walkway leading from fire
apparatus access roads to the main egress door of each dwelling unit shall be provided
on this site. Please provide details on site plan for the access walkway.
Response: Acknowledged.
Department: Environmental Planning
Contact: Scott Benton, (970)416 4290, sbenton@fcgov.com
1. If tree removal is necessary, please include the following note on the tree mitigation plan
and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO
IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY
SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS
ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND
FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
Response: Acknowledged. Note included.
2. 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 low water use plants and grasses in landscaping
or re landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants
document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf .
Response: Acknowledged. Low water use plants and grasses are shown in plan where reasonably feasible.
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3. Our city has many sustainability programs that may benefit this project. Of particular interest may be the:
1) Solar Rebate Program offers up to $1500 in rebates to Fort Collins Utility customers for the
installation of
solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or rgatzke@fcgov.com
2) Integrated Design Assistance Program offers financial incentives and technical
support for new construction and major renovation projects. Must apply early in the
design phase: http://fcgov.com/idap, contact David Suckling at 970 416 4251 or dsuckling@fcgov.com
Response: Acknowledged.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
1. PRE SUBMITTAL: Forestry Tree Inventory
There are many existing private trees onsite. Please schedule an on site meeting with
City Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information.
Please note that these existing significant trees should be retained to the extent
reasonably feasible. This meeting should occur prior to first round of formal submittal.
Forestry recommends scheduling the on site tree inventory as early in the design process as possible.
Response: Acknowledged. Meeting with Forestry and the property owner was performed prior to submittal.
2. Trees provide many environmental and socioeconomic benefits including reduced
cooling expenses, providing natural wind breaks, improving air quality, and increasing property values.
Existing significant trees shall be preserved to the extent reasonably feasible.
Will there be construction within the critical root zone of any of the existing trees on your property?
The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at
4.5 ft above the ground.
If so, please consider how the construction will impact the health of the nearby trees and
consider alternate scenarios to preserve them. Additionally, please add a detail
outlining the critical root zones of each existing tree on the landscape plans.
Response: Acknowledged. Notes added to plan.
3. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements.
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 Notes
▪Tree Protection Notes
▪Street Tree Permit Note, when applicable.
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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
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
▪
Response: Acknowledged. Notes added to plan.
4. Please include locations of utilities on the landscape plan including but not limited to
water service/mains, sewer service/mains, gas, electric, streetlights, 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 lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
Response: Acknowledged. Utility locations are shown on plan & notes are included in plan.
5. If 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 with specific details of the reasons for removal. For example, tree X
removed due t grading; grading proposed to enhance storm water flow in this section of
the development. 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
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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
on site location, the applicant shall replace such tree(s) according to City mitigation requirements.
Response: Acknowledged; letter not applicable.
6. According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree
plantings.
Response: Acknowledged. Crimson Spire Oak trees constitute at least 50% of the tree plantings.
7. If the project is responsible for frontage improvements along Parker St., please
incorporate new street trees within the right of way.
Response: Acknowledged. Two Crimson Spire Oak Trees are shown in plan in the right of way along Parker St.
Department: Erosion Control
Contact: Chandler Arellano, (970) 420 6963, carellano@fcgov.com
1. This project is located within the City's MS4 boundaries and is subject to the erosion
control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0.
A copy of those requirements can be found at www.fcgov.com/erosion .
Response: Acknowledged.
2. 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.
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Response: A note is added to the grading plan requiring the contractor to sweep and maintain the project to
prevent offsite tracking of erosion and sediment per the City comment. The note also acknowledges the City
may require the installation of erosion and sediment control dependent on site investigation and/or neighbor
complaints.
Department: Technical Services
Contact: Jeff County, 970 221 6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Response: A benchmark statement is included on the cover sheet of the Utility Plans.
2. If submitting a replat is required 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.
Response: A replat is not required for this project. The project is proposing not to subdivide any existing lots.
Department: Building Code Review
Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com
1. 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.
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INFORMATIONAL ITEMS:
· New duplexes are required to be fire sprinkled per local amendment and must provide
a P2904 system min and provide fire rated wall per R302. This fire sprinkler system
usually requires a ¾” or 1” water line and meter to meet all P2904 requirements.
· A 1 hour dwelling separation wall is required between the two dwellings.
· 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.
Response: Acknowledged.
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