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HomeMy WebLinkAboutODELL NORTH BEET TAILINGS GRADING - BDR210005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview June 11, 2021; Response: June 23, 2021 Melanie Foslien Northern Engineering 301 N Howes St. Fort Collins, CO 80521 RE: Odell North Beet Tailings Grading, BDR210005, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Odell North Beet Tailings Grading. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/08/2021 06/08/2021: 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! Response: Acknowledged Comment Number: 2 Comment Originated: 06/08/2021 06/08/2021: 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. Response: Acknowledged Comment Number: 3 Comment Originated: 06/08/2021 06/08/2021: 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. Response: Acknowledged Comment Number: 4 Comment Originated: 06/08/2021 06/08/2021: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf Response: The electronic submittal requirements have been followed and files named per the City standards. Comment Number: 5 Comment Originated: 06/08/2021 06/08/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Response: Acknowledged Comment Number: 6 Comment Originated: 06/08/2021 06/08/2021: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Acknowledged Comment Number: 7 Comment Originated: 06/08/2021 06/08/2021: 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. Response: Acknowledged Comment Number: 8 Comment Originated: 06/08/2021 06/08/2021: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Response: Acknowledged Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/08/2021 06/08/2021: Please work with City Forestry staff regarding what options are available to address tree mitigation and tie those requirements to the future PDP if that is allowable. Response: The site has been re-graded to preserve the trees at the northwest corner of the site. The remaining onsite trees will be removed due to the beet tailing removals. Mitigation for the removed trees will be completed during the future PDP. Comment Number: 2 Comment Originated: 06/08/2021 06/08/2021: It may be a good idea to coordinate the haul route with engineering staff and you could possibly send out a post card to area property owners to let them know how that will be handled. Response: A destination for the tailings has not been determined, a source for fill material has not been determined, nor has a contractor been selected, so the haul route is unknown at this time. Once these are known, we will determine the best way to notify neighbors. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/08/2021 6/8/2021: FOR APPROVAL It appears that there are existing trees on site that are proposed for removal. Please schedule a tree inventory with City Forestry (nsaha@fcgov.com) to obtain tree inventory and mitigation information. This should occur prior to the next round of submittal. Significant trees should be retained to the extent reasonably feasible. Response: A tree inventory was completed June 17 th. We anticipate mitigation will occur during the future PDP. Comment Number: 2 Comment Originated: 06/08/2021 06/08/2021: FOR APPROVAL For any trees that are removed, mitigation may be required. Please see the following minimum tree sizes for mitigation trees: Canopy Shade Trees: 2.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.0" caliper balled and burlap or equivalent. Per LUC 3.2.1 (F) “Tree Preservation and Mitigation,” mitigation trees should meet Tree Planting Standards set forth in the Land Use Code. 1. To the extent feasible, replacement trees should be planted on the development site. 2. When it is not reasonably feasible to plant mitigation trees on the development site, replacement trees should be planted within one half mile of the development site. 3. If no locations can be identified within half mile of the development site, the applicant can choose to submit a payment-in-lieu to the City of Fort Collins Forestry division to be used to plant replacement trees as close to the site as possible. For mitigation trees, please provide a detailed Plant List – species, quantity, size, method of transplant, and species percentage. This should include current and proposed utility lines as well as proper tree separation requirements. Response: We anticipate mitigation will occur during the future PDP and will follow the requirements listed above. Comment Number: 3 Comment Originated: 06/08/2021 6/8/2021: FOR APPROVAL Please include the following notes as part of your submittal: The City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note (if applicable). Response: The required notes have been added. Notes are available from Nils Saha at nsaha@fcgov.com. Comment Number: 4 Comment Originated: 06/08/2021 6/8/2021: FOR APPROVAL If there are trees proposed for removal, 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 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: A tree inventory was completed June 17 th. We anticipate mitigation will occur during the future PDP. Department: Engineering Development Review Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/07/2021 06/07/2021: Since the applicant does not yet know where the infill material will come from, the applicant should keep in mind that performing excavation on a separate site may require a separate excavation permit or development review process. Depending on whether the excavation site is within the City of Fort Collins or somewhere else in Larimer County, there will be different review processes. If you have questions about these review processes, please contact me at sbuckingham@fcgov.com Response: Acknowledged Comment Number: 2 Comment Originated: 06/07/2021 06/07/2021: The applicant must extend the contour lines at least 50 feet beyond the property boundaries. In places where it is not possible to access the surrounding properties, the applicant must provide existing spot elevations along the property boundary. It may not be possible to extend the contours past the eastern property boundary, so spot elevations along the eastern boundary will be acceptable. Response: Contours have been extended to the limits requested. Comment Number: 3 Comment Originated: 06/07/2021 06/07/2021: The application indicates that the area of the vacant lot is about 10.5 acres, but the Stormwater Management Plan states that there is an expected site disturbance of 12 acres. Please clarify this discrepancy. Response: The lot size is 10.5 acres, but the expected disturbance extends into the unpaved portion of the Odell Brewery property (same owner), so the total disturbed area of 12 acres is correct. Comment Number: 4 Comment Originated: 06/07/2021 06/07/2021: The applicant must show contours along Buckingham St and 3rd St. Based on the existing and proposed contours, it appears that there will be an overall decrease in site elevation. It also appears that existing contours slope downward toward Buckingham St in the northeast and northwest corners of the property, and the proposed contours will cause the entire property to slope downward toward the south end of the property. How will these changes impact the right-of-way in the surrounding streets? Response: Regrading the site will now direct runoff to the south thereby reducing the impact to the adjacent rights-of-way, which improves the current situation. Comment Number: 5 Comment Originated: 06/07/2021 06/07/2021: There is potential for construction activity to cause damage to infrastructure around the property. Any 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. Response: Acknowledged Comment Number: 6 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: Any damaged curb, gutter and sidewalk existing prior to construction 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. 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 Comment Number: 7 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: Acknowledged Comment Number: 8 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Per discussions with City Staff, right-of-way and easements will be dedicated during the PDP. Comment Number: 9 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: Utility plans may be required and a Development Agreement may be recorded once the project is finalized. Future development of dwelling units on the property will require utility plans and a Development Agreement. Response: Acknowledged Comment Number: 10 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: A Development Construction Permit (DCP) will probably need to be obtained during a future submittal of the project. A DCP may not be necessary for this phase of the project. Response: Acknowledged Comment Number: 11 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: 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. Response: Acknowledged Comment Number: 12 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: 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 LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged Comment Number: 13 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: 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. 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 Development Construction Permit application. Response: Acknowledged Comment Number: 14 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Response: Acknowledged; we are not increasing imperviousness, so LID does not apply. Comment Number: 15 Comment Originated: 06/07/2021 06/07/2021: INFORMATION ONLY: Doors are not allowed to open out into the right-of-way. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Acknowledged Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 06/07/2021 06/07/2021: The removal and regrading of this property would not require a Traffic Impact Study in and of itself, however we would like information in regard to the Operational Plan for the excavation work. We will need to work with you in regard to any work planned within the right of way and your proposed truck route for hauling off the beet tailings, in order to minimize the impacts to the surrounding neighborhoods. Response: A destination for the tailings has not been determined, a source for fill material has not been determined, nor has a contractor been selected, so the haul route is unknown at this time. Once these are known, we will coordinate with City staff. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/01/2021 06/01/2021: FOR FINAL: There are significant issues associated with this site, due the heavy potential impact of construction activities on this site onto neighboring properties and businesses. Fugitive dust issues should be addressed better in SWMP report, multiple notes need to be added (see redlined comments), side slopes need to be called out and stabilized with erosion blankets where necessary, maintenance issues should be taken into account especially due to the heavy construction use at the entrance point into the site. Seeding and mulching of the site should be called out. Temporary construction and erosion control measures and sweeping activities should be included on Buckingham Street. The report needs to address these issues more explicitly since this project will have a heavy construction footprint. Erosion and Sediment Control escrow will need to be updated as the issues are addressed on the plans. INFORMATION: There will be no LID/Water Quality inspection fees however, there will be an erosion and Sediment Control escrow fee associated with this project, an estimate of the fee will be provided as the site moves closer to final and a better understanding of the site measures is provided. Response: An updated SWMP report, Erosion Control Plan, and an erosion control estimate have been provided. Department: Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 6 Comment Originated: 06/09/2021 06/09/2021: INFORMATION ONLY: This property is currently located in the FEMA-regulatory, 500-year Poudre River floodplain. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Acknowledged Comment Number: 7 Comment Originated: 06/09/2021 06/09/2021: INFORMATION ONLY: FEMA is remapping the Poudre River, the project is called RiskMAP, and we are expecting new regulatory mapping in the next 1-2 years. Any future development will be subject to the floodplain map and regulations effective at that time. Property owners near the river need to be aware that the floodplain may be remapped and may change on their property. Response: Acknowledged Comment Number: 8 Comment Originated: 06/09/2021 06/09/2021: INFORMATION ONLY: Critical Facilities for At-Risk Populations (schools, nursing homes, daycares, etc.) and Essential Services (police, fire, hospitals, etc.) are not allowed within the Poudre River 500-year floodplain. As long as this development will not include one of these types of critical facilities, there will be no floodplain permitting requirements. Response: Acknowledged Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/08/2021 06/08/2021: FOR APPROVAL: The drainage letter and supporting documentation with this submittal did not include enough information to perform a complete review. As such, new comments may arise on reviews of future review submittals. The drainage letter will need to include (at minimum) the following: - Drainage map with delineation of existing and proposed drainage basins and arrows showing drainage patterns. - Supporting runoff calculations matching the drainage basins on the drainage map - Discussion of changes to drainage patterns - Discussion of downstream capacity and any analyses that are deemed necessary. Please confirm the existing stormwater inlet has capacity for these flows or show where the overflows would proceed to. Response: A drainage map has been included in the Drainage Memo. A historic drainage exhibit is not necessary since we’re using downstream capacity as the maximum release from site. Runoff calculations and discussion of the proposed drainage patterns have been added to the Memo. The Drainage Exhibit from the Odell Brewery Parking Lot Expansion project has been added indicating the downstream capacity. Comment Number: 3 Comment Originated: 06/08/2021 06/08/2021: FOR APPROVAL: A downstream drainage easement may be needed if the development is increasing runoff on a downstream property. The runoff calculations are needed to clarify this issue. Response: The existing 6-inch outfall pipe on the Odell Brewery lot is restricting release from the site; therefore, we are not increasing runoff and an easement is not necessary. Comment Number: 4 Comment Originated: 06/08/2021 06/08/2021: FOR APPROVAL: Please show on the plans where the storm pipe goes from the inlet at the downstream end of the regrading project. Response: The Odell Brewery Parking Lot Expansion Drainage Exhibit has been provided in the drainage memo, which indicates the outfall route. Comment Number: 5 Comment Originated: 06/08/2021 06/08/2021: FOR APPROVAL: See the included redlines from water utilities. Response: Drawings have been updated per the redlines. Comment Number: 9 Comment Originated: 06/09/2021 06/09/2021: FOR APPROVAL: *ADDITIONAL COMMENT* Please check that the proposed grading will tie-in to existing grades on your property - particularly on the eastern edge - or you will need to provide existing offsite topo and a TCE from the adjacent property owner. Response: Acknowledged; we are tying into the existing grades on the west, north and east property lines. As noted above, we are tying into existing grades on the Odell Brewery property to the south. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/08/2021 06/08/2021: No comment from water and wastewater. Please let us know if there will be any impacts to water or wastewater utilities. Response: Thank you. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/03/2021 06/03/2021: FOR INFORMATION The proposal does not appear to require any electrical upgrades or new installations. If that is not the case, please coordinate with Light and Power. Response: Correct, thank you. Comment Number: 2 Comment Originated: 06/03/2021 06/03/2021: FOR INFORMATION If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/08/2021 06/08/2021: INFORMATION ONLY (FOR FUTURE DEVELOPMENT): Beet tailings, or sugar beet lime waste, presents some unique challenges when it comes to revegetation. It is highly advisable to begin developing a robust revegetation plan that addresses soil testing, soil handling, any needed remediation practices, amendments, appropriate seed mixes, etc.). The City Parks Department and Natural Areas Department can be consulted as well as they have dealt with similar situations. Please include Jesse Schlam from Erosion Control on these conversations moving forward. Response: Acknowledged. Thank you. Comment Number: 2 Comment Originated: 06/09/2021 06/09/2021: INFORMATION ONLY: A fact sheet from the EPA, CDPHE, and CO Brownfields Foundation is included to provide some basic information on potential reuse options for the tailings. Response: Acknowledged. Thank you. Comment Number: 3 Comment Originated: 06/09/2021 06/09/2021: INFORMATION ONLY: I will investigate the potential wetland in the northeast corner. If it is a wetland, further requirements (ECS, protections, buffering, etc.) will be required at the time of development. Response: That was mislabeled and is not a delineated wetland. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/07/2021 06/07/2021: PFA has no comments for the re-grading BDR. Response: Thank you. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/07/2021 06/07/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) 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 SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Single family: IRC chapter 11. · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · Multi-family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4 lane road must provide ext wall composite sound transmission of 39 STC min. · R-2 occupancies apartment/condo 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. · 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). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Attached single-family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. Determine what water line size will be provided to dwellings so the fire-sprinkler system can be designed. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step). Stock Plans: When the same residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting for any new commercial or multi-family building 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. Response: We will schedule a pre-submittal meeting for the future PDP process. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 06/07/2021 06/07/2021: FOR FINAL APPROVAL: All Benchmark Statements must match the Statement on the cover sheet. Response: This has been updated.