HomeMy WebLinkAboutPLANETSCALE LIVING - PDP200015 - CORRESPONDENCE - STAFF'S PROJECT 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
March 24, 2021
Serdar Badem
12933 Regan Lane
Saratoga, CA 95070
RE: PlanetScale Living, PDP200015, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of PlanetScale Living. 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
10/27/2020: 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!
Comment Number: 2
10/27/2020: INFORMATION:
As part of any 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.
Please avoid using acknowledged, noted, or other non‑descriptive replies.
Comment Number: 3
10/27/2020: INFORMATION for HEARING:
This proposed project is processing as a Type 1 Project Development Plan
(PDP). The decision maker for Type 1 projects is an Administrative Hearing
Officer. Staff would need to be in agreement the project is ready for Hearing
approximately 3‑5 weeks prior to the hearing.
Everyone is able to prepare their presentations for the hearing during this time,
and we do send out notices as it is a public hearing.
The Hearing Officer has 10 business days to make their decision on the project.
Following the decision from the Hearing Officer there is a 14‑day appeal period.
Assuming the project is approved or approved with conditions, following the
hearing we would move to the Final Development Plan. The timeline and rounds
of review for the FDP runs the same as the PDP. Please let me know if you
have any questions about the timeline information, I know I have provided quite a bit here.
Comment Number: 4
10/27/2020: INFORMATION:
Submittals are accepted any day of the week, with Wednesday at noon being
the cut‑off for routing the same week.
Comment Number: 5
02/19/2021: 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.
Department: Planning Services
Contact: Kai Kleer, 970‑416‑4284, kkleer@fcgov.com
Topic: General
Comment Number: 5
02/17/2021 FOR HEARING:
Bicycle parking has been calculated incorrectly within the Land Use Table.
Additionally, there are only 4 spaces when 6 are required based on the
bedroom count. Please ensure that 60% of the 6 spaces are enclosed while the
remaining 40% is located outside on fixed racks (4 Enclosed 2 on a fixed rack).
Enclosed is defined as, "enclosed shall mean bicycle storage in lockers, a
room or other space within a parking structure or other building, including a
shed or carport. All types of enclosed bicycle storage must be easily accessible
to entrances and walkways, secure, lighted and protected from the weather.
Each storage space shall provide a minimum of six (6) square feet in area. The
storage space shall not impede fire exits or be located so that parked bicycles interfere with public access."
Fixed is defined as, "fixed shall mean bicycle parking that allows the bicycle
frame and both wheels to be securely locked to the parking structure. The
structure shall be of permanent construction such as heavy gauge tubular steel
with angle bars permanently attached to the pavement foundation. Fixed bicycle
parking facilities shall be at least two (2) feet in width and five and one‑half (5½)
feet in length, with additional back‑out or maneuvering space of at least five (5) feet."
10/26/2020: FOR HEARING:
It appears that bicycle parking is not provided, please provide 1 space per
bedroom (8 spaces) with 60% enclosed and 40% on fixed racks. Enclose bike
space is defined. See LUC Standard 3.2.2(C)(4) for more information.
Comment Number: 7
02/17/2021 FOR HEARING:
A modification of standard has been requested. Please revise modification
request according to staff redlines.
10/26/2020: FOR HEARING:
Regarding off‑street parking, this project is required to provide 7 parking
spaces. The overall approach parking seems off, with head in spaces
conflicting with a rear door that swings partially into a 3 spaces and a parking
space situated behind two other spaces.
Comment Number: 11
02/17/2021 FOR HEARING:
It appears that the trash containers located on the rear of the site are a
non‑standard size. Please update plans accordingly and describe the frequency of anticipated pick‑up.
Cart sizes are as follows:
35‑Gallon: 39.1" Tall x 20.2" Wide • 23" Depth • 27 lbs
65‑Gallon: 40.6" Tall x 26.5" Wide • 28.2" Depth • 36 lbs
95‑Gallon: 42.4" Tall x 28.5" Wide • 34.2" Depth • 46 lbs
10/26/2020: FOR HEARING:
How will trash and recycling be handled on the site? Please visit Enclosure
Design Considerations and Guidance Document for more information on
compliance with Trash and Recycling requirements.
https://www.fcgov.com/recycling/pdf/enclosure‑guidelines0804.pdf?152702721 5
Comment Number: 12
02/17/2021 FOR HEARING:
Thank you for updating the roofline. The front entryways require greater depth
along the front of the building should be provided (24" minimum). A condition of
approval is recommended by staff to address the multi‑family entryway feature requirements.
10/26/2020: FOR HEARING:
The front entryways require greater detailing through the use of a covered entry
feature such as a front porch or stoop and secondary roof features that
transition over the front doorways. Consider continuing the hipped roof design
from the rear of the building to the front.
The roof must contain two of the following elements:
1.The primary roof line shall be articulated through a variation or terracing in
height, detailing and/or change in massing.
2.Secondary roofs shall transition over entrances, porches, garages, dormers,
towers or other architectural projections.
3.Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.
4.Termination at the top of flat roof parapets shall be articulated by design
details and/or changes in materials and color.
5.Rooftop equipment shall be hidden from view by incorporating equipment
screens of compatible design and materials.
Comment Number: 13
02/17/2021 FOR HEARING:
A modification of standard has been requested. Please update modification
request in accordance to staff's redlines.
10/26/2020: FOR HEARING:
Please add residential density calculations to Land Use Table on title sheet. For
more info on how to calculate these dimensions visit 4.5(D) of the LUC.
Comment Number: 15
02/17/2021 FOR HEARING:
Please revise plans in accordance with staff redlines.
Comment Number: 16
02/17/2021: FOR FINAL PLAN:
The site plan, landscape plan, elevations and renderings should be grouped
into a 'Planning Set' and civil construction plans should be a separate file grouped as 'Utility Plans'.
Planning Set should include the following pages:
"0 Title Sheet"
"3 Existing Site and Demo Plan"
"4 Site Layout Plan"
"8 Tree Mitigation Plan"
"9 Landscape Plan"
"10 Photometric Plan"
"11 Proposed Floor Plan"
"A4.1 Preliminary Elevations"
"13" Proposed Rendering"
All other sheets except the ILC can be part of the Utility Plans.
Department: Engineering Development Review
Contact: Spencer Smith, 970‑221‑6603, smsmith@fcgov.com
Topic: General
Comment Number: 1
03/24/2021: FOR FINAL PLAN – UPDATED:
The survey documents to dedicate the easements and ROW are not required
prior to hearing, but you must show the linework on the plans (utility plan and site
plan). These are two separate plan sets that are both required to be submitted
and approved as part of your PDP.
10/27/2020: FOR FINAL PLAN:
Stuart street is classified as a Minor Collector in the City's Master Street Plan.
This street section has an ultimate right‑of‑way (ROW) width of 76 feet. The
owner will be required to dedicate 8 feet of ROW along the property frontage to
bring the half ROW width to 38 feet. The standard utility easement width of 9
feet will need to be dedicated adjacent to the ROW along the frontage as well.
These will need to be dedicated (along with any other easements required by
other City departments) by separate instrument. Please have easement legal
descriptions and exhibits prepared by a Colorado licensed land surveyor.
These should be submitted to the City along with the appropriate fees
($250/easement dedication) and TDRF application (you will need to submit
another completed TDRF application with the easement dedications indicated on it).
Comment Number: 5
03/24/2021: FOR FINAL PLAN – UPDATED:
Since you did not submit your preliminary utility plans with the most recent
submittal, I cannot update this comment. I am okay with minor details being
addressed at final (FDP), but you must submit preliminary utility plans for review
and approval as part of the PDP process. These plans must be a separate set
of plans from your site plan. I am commenting again that you need to review the
LCUASS for submittal and specifically utility plan requirements. If there are
questions, you need to contact the City for clarification. Extra submittals are
being required for this project due to lack of addressing comments. If in doubt,
ask for clarification.
02/16/2021: FOR FINAL PLAN:
Comments not addressed. These can be addressed with the final plans and
are not necessarily needed to go to hearing.
10/27/2020: FOR HEARING:
See minor utility plan cover sheet comments. Be sure that you revise all notes
and information to be pertinent to this project and to City standards. The general
notes on the second sheet of the utility plans do not look correct and are far too
light to be able to read clearly or make clear copies/scans of the plans.
Comment Number: 6
02/16/2021: FOR FINAL PLAN:
Comment not addressed.
10/27/2020: FOR FINAL PLAN:
The existing site and demo plan need to contain more details about what is
being removed, relocated, demolished, etc. Particularly, we need to see
information about the removal of existing ROW improvements, such as curb and
gutter, asphalt, sidewalk, etc.
Comment Number: 7
03/24/2021: UPDATE ‑ FOR HEARING ‑ UNRESOLVED
This comment has now gone unaddressed for three submittals. This is the last
item that Engineering needs to allow you to go to hearing.
02/16/2021: FOR HEARING ‑ UNRESOLVED:
This comment must be addressed prior to moving on the FDP stage of the
development review process.
10/27/2020: FOR HEARING:
Please show and identify all existing and proposed easements and right‑of‑way on all plans.
Comment Number: 8
03/24/2021: FOR FINAL PLAN – UPDATED:
The plans are almost completely unreadable due to text overlapping, line over
text, etc. I would recommend quality control of the plans prior to resubmitting
and addressing this prior to hearing. I will not make this a requirement for
hearing, but final plans cannot be approved in this condition.
02/16/2021: FOR FINAL PLAN:
Comment not addressed completely. There are still instances of text that is
difficult to read and needs to be moved, masked, etc. to make the plans more
clear. If there is confusion as to what text I am referring to, please contact me to discuss.
10/27/2020: FOR HEARING:
There are many instances of text that is obscured by other text, hatching,
linework, etc. and is difficult to read. Please make sure all text is legible.
Comment Number: 9
03/24/2021: FOR FINAL PLAN – UPDATED:
Utility plans were not submitted, so I cannot update this comment. It remains as
a requirement to be addressed on your final utility plans.
02/16/2021: FOR FINAL PLAN:
Comment not addressed. These can be addressed with the final plans and are
not necessarily needed to go to hearing.
10/27/2020: FOR HEARING:
The typical drive access detail in the utility plans will need to be swapped for the
correct one for detached walk.
Comment Number: 10
03/24/2021: FOR FINAL PLAN – UPDATED:
You must submit separate utility and site plans for PDP review and approval.
Refer to LCUASS for City submittal and utility plan requirements. It is very clear
in the E4 checklist what is required on preliminary plans and what is required on final plans.
02/16/2021: FOR FINAL PLAN:
Perhaps my previous comment was not well understood. I was asking that you
remove several sheets from the utility plan set because they aren't necessary for
that plan set. It appears that you just took all the plans and combined them into
one plan set with this submittal, which is not correct. Please provide a separate
site plan (PDP) and a separate utility plan set. Refer to my redlines from the
previous submittal as to which sheets should be included in the utility plans.
10/27/2020: FOR FINAL PLAN:
There are several utility plan sheets that wouldn't typically be part of a utility plan
set (see redlines). I believe that these sheets are included in the site plan, and
can be removed from the utility plan set.
Comment Number: 11
02/16/2021: FOR FINAL PLAN:
A couple of variances were approved relating to the proposed driveway access
(min. width and corner separation). Formal variance requests need to be
submitted to the City for these. They can both be included in the same written
letter request. Refer to section 1.9.4 of the LCUASS for variance request
procedures. I will include an example with these comments and redlines, for
your reference. This needs to be stamped and signed by a Colorado licensed
civil engineer. Please list the approved variances in the appropriate general
note (#48) on the notes sheet of the utility plans. Also, the notes you have
provided are not numbered correctly. Please refer to the LCUASS notes
appendix for the correct City of Fort Collins general notes.
Comment Number: 12
02/16/2021: FOR FINAL PLAN:
The City is using a new signature block for electronic plan signing. Please use
the provided signature block on your FDP utility plans. The signature block will
only go on the cover sheet, rather than every page.
Comment Number: 13
03/24/2021: FOR FINAL PLAN – UPDATED:
Utility plans were not submitted, so I cannot update this comment. It remains as
a requirement to be addressed on your final utility plans.
02/16/2021: FOR FINAL PLAN:
There is very little grading information on the grading plan. Engineering will
need to see spot elevations and flow arrows on the proposed sidewalk as well
as driveway access.
Comment Number: 14
03/24/2021: FOR HEARING – UPDATED:
Thank you for addressing this comment on your site plan. I need to see your
utility plans to confirm that you show it the same on those plans as well. The
utility plans are what the contractor will use to construct the improvements, so it
is important that everything is shown on those plans.
02/16/2021: FOR HEARING:
The proposed sidewalk is not shown tying into the existing attached sidewalk on
either side of the lot correctly. Please make sure your plans show the existing
sidewalk and the transition from proposed detached walk to the attached walk.
Generally how you show the curves that transition to the attached walk are fine,
they just don't connect in the right spot and do not transition to the more narrow
existing walk width.
Department: Stormwater Engineering
Contact: Basil Hamdan, 970‑222‑1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
02/11/2021: INFORMATION:
Previous comments can be addressed at FDP submittal.
10/22/2020: FOR FINAL PLAN:
At FDP submittal ESC materials will need to be submitted.
The erosion control requirements are located in the Stormwater Design Criteria
in Chapter 2 Section 6.0 a copy of the requirements can be found at
www.fcgov.com/erosion
Please submit an Erosion Control Plans to meet City Criteria.
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria.
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: General
Comment Number: 5
02/16/2021: FOR HEARING ‑ UPDATED:
Calculations need to show that the proposed flows are less than or equal to
existing flows. Also, the Drainage Report needs to discuss exactly where these
flows leave the site with an illustration of how these flows pass through the
off‑site area and into the City right‑of‑way or designated drainage path.
10/26/2020: FOR HEARING:
A Development that changes storm water flows in character (water quality or
flow path), increases quantity, or increases flow rate can not drain onto
downstream properties without a drainage easement. Even if it is shown that
the increase in impervious area is less than 1,000 sf, any of the above
conditions would require a drainage easement for any flows that are exiting the
northeast corner of the site.
This comment may require further discussion and the City welcomes a meeting to discuss.
Comment Number: 6
02/16/2021: FOR HEARING ‑ UPDATED:
No hydrology calculations were submitted with this round of review. Please
submit updated Drainage Report.
10/26/2020: FOR HEARING:
The hydrology calculations in the drainage report do not meet City
specifications. The C‑factors are not per the City's Criteria Manual. The rainfall
intensities are not per City criteria either.
Also, these small sub‑basins should not have a TOC greater than 5 minutes just
from my observation.
Comment Number: 7
02/16/2021: FOR FINAL PLAN:
This can be addressed during Final Compliance.
10/26/2020: FOR HEARING:
The Grading Plan needs more detail with spot elevations to clearing show grading.
Comment Number: 8
02/16/2021: FOR HEARING:
The existing and proposed site areas do not add up to the same number. Please revise.
Comment Number: 9
02/16/2021: FOR FINAL PLAN:
The porous paver system that is being used to reduce the impervious area
calculations needs to be designed per the City detail, except for the underdrain.
This includes multiple aggregate layers at the the proper depths. This system
can be costly with yearly maintenance and the City wants to make sure the
Applicant is aware of all that is entailed with this system.
Department: Water‑Wastewater Engineering
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
02/16/2021: FOR HEARING ‑ UPDATED:
It appears a 1 1/2 inch water meter was added to the existing 3/4 inch water
service. This would not make sense or allowed per City Code. If a larger
service is desired, then a new service will need to be tapped at the main in
Stuart Street. Also, if the existing 3/4 inch water service is not to be utilized, it
will need to be abandoned at the main per City Criteria. Please revise.
10/26/2020: FOR HEARING:
The Utility Plan shows the existing wet utilities, but no improvements or
modifications. Are the existing wet utilities adequate for the proposed uses? In
general, a 3/4‑inch water service would not be sufficient for a 4‑plex.
Comment Number: 2
02/16/2021: FOR FINAL PLAN:
The water and sewer service locations on the Landscape Plan do not match the
locations on the Utility Plan. Please revise.
10/26/2020: FOR HEARING:
A reminder that no trees are allowed within 10 feet of the water or sewer
services and no shrubs within 4 feet of the water meter or curb stop.
Comment Number: 3
02/16/2021: FOR FINAL PLAN:
The water meter pit detail is not the correct detail for a 1 1/2 inch water service. Please revise.
Department: Light And Power
Contact: Austin Kreager, 970‑224‑6152, akreager@fcgov.com
Topic: General
Comment Number: 1
10/27/2020: FOR HEARING:
This property is currently being serviced by a customer owned service
connecting to a secondary box on the northwest corner of the property. This
secondary box is a substantial distance from the transformer located on Spring
Meadow Ct. This could pose to be a difficult and costly process if your
development requests a service upgrade. If four, small, 100 amp services are
being proposed, it will exceed the capabilities of the current system and require
a transformer to be installed on site. Please show a transformer location for your next submittal.
Comment Number: 2
10/27/2020: INFORMATION:
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.
Comment Number: 3
10/27/2020: FOR FINAL PLAN:
Please provide a one line diagram and a C‑1 form to Light and Power
Engineering. The C‑1 form can be found at:
http://zeus.fcgov.com/utils‑procedures/files/EngWiki/WikiPdfs/C/C‑1Form.pdf
Comment Number: 4
10/27/2020: INFORMATION:
Transformer locations shall be within 10' of a paved surface and must have a
minimum of an 8' clearance from the front side and a 3' clearance around the
sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.)
Comment Number: 5
10/27/2020: INFORMATION:
Electric Capacity Fee, Building Site charges and any system modification
charges necessary will apply to this development.
Comment Number: 6
10/27/2020: 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.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: Landscape Plans
Comment Number: 2
02/16/21: FOR FINAL PLAN:
Thank you for adding the Street Tree Notes, and the Tree Protection Notes, and
the Site Plan notes. Please also add the boxed permit note to each page of the landscape plan.
Comment Number: 4
02/16/21: FOR FINAL PLAN:
Thank you for moving the driveway to the east. The honey locusts will provide
great benefits for your new development. Please provide a justification letter for
the other tree removals explaining why it is necessary for the development.
Comment Number: 5
02/16/21: FOR FINAL PLAN:
Thank you again for reserving the honey locusts on the west boundary of the
development. Your request for a variance for the code requirement below is
acceptable by Forestry. Please explain in your variance request the purpose
and reason for this modification, ie. existing trees are being preserved and
therefore there is no more room on the property to plant the number of shade
trees required for the 50% requirement. You can add this to the Existing Tree
Removal Feasibility Letter if need be.
Comment Number: 12
02/16/21: FOR FINAL PLAN:
To ensure proper separation, please shift the street trees; the western‑most
catalpa should be shifted ~ 8 ft west, and the eastern catalpa, should shift 3 ft
east (this will keep it 6 ft from the water line and increase the separation from
the Accolade elm).
Comment Number: 13
02/16/21: FOR FINAL PLAN:
Please include a detail on the landscape plans, and a description in the Plant
Schedule indicating which trees are being used as mitigation trees. From the
new calculations, taking into account the preservation of the honey locusts, there
are 7 mitigation trees. The three shade trees being planted (2 catalpa and 1
accolade elm) plus 4 of the Hetzi juniper can account for the mitigation.
Department: Building Services
Contact: Russell Hovland, 970‑416‑2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
10/26/2020: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
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.
Accessibility: State Law CRS 9‑5 & ICC/ANSI A117.1‑2017.
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:
· Multi‑family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi‑family 4 stories and taller: 2018 IECC commercial chapter.
Comment Number: 2
10/26/2020: For a building code change of occupancy to R‑2 multi‑family, the
building must be fire sprinkled (13R min, but appears that an existing NFPA13 system currently exists).
Type B accessible units must be provided per chapter 11 of the IBC.
1‑hour dwelling separation walls/floors are required between each dwelling unit.
Plans must be submitted showing how the building will comply with the building code for all dwellings.
Comment Number: 3
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
10% of all parking spaces must be EV ready (conduit in place)
Comment Number: 4
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
Comment Number: 5
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
R‑2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
Comment Number: 6
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
City of Fort Collins amendments to the 2018 IBC require a full NFPA‑13
sprinkler system in multifamily units with an exception to allow NFPA 13R
systems in buildings with no more than 6 dwelling units (or no more than 12
dwelling units where the building is divided by a 2 hour fire barrier with no more
than 6 dwelling units on each side).
Comment Number: 7
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
Bedroom egress windows required below 4th floor regardless of fire‑sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
Comment Number: 8
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.
Comment Number: 9
10/27/2020: INFORMATION ‑ BUILDING PERMIT:
A City licensed commercial general contractor is required to construct any new multi‑family structure.
Comment Number: 9
10/27/2020: PRIOR to FINAL PLAN:
Building Permit Pre‑Submittal Meeting: Please schedule a pre‑submittal
meeting with Building Services for this project. Pre‑Submittal meetings assist
the designer/builder by assuring, early on in the design, that the new projects
are on track to complying with all of the adopted City codes and Standards
listed below. The proposed project should be in the early to mid‑design stage
for this meeting to be effective. Applicants of new projects should work with their
Coordinator to schedule a pre‑submittal meeting. 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.
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
02/16/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.