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Home My WebLink AboutFORTY-THREE PRIME - FDP210019 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS (3) 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 August 27, 2021 Russ Lee Ripley Design 419 Canyon Ave Suite 200 Fort Collins, CO 80521 Ripley Response: Northern Response: Harvest Land Response: RE: Forty‑Three Prime, FDP210019, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Forty‑Three Prime. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970‑416‑2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 08/24/2021: 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! Comment Number: 2 08/24/2021: 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. Comment Number: 3 08/24/2021: 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 File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Comment Number: 4 08/24/2021: INFORMATION: Temporary Service Changes ‑ City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Comment Number: 5 08/24/2021: 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. Comment Number: 6 08/24/2021: PRIOR TO NEXT SUBMITTAL: Please work with me to schedule your Building Service Presubmittal Meeting aka your Building Code Review Meeting before submitting any additional rounds of review. Drawings need to be at least 50% complete ‑ please send to me for review prior to the meeting. Harvest Land Response: Comment Number: 7 08/24/2021: 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. Comment Number: 8 08/24/2021: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) in accordance with city codes, rules, and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Department: Planning Services Contact: Pete Wray, 970‑221‑6754, pwray@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/22/2021 08/22/2021: FOR FINAL APPROVAL: Plan Set ‑ Please coordinate plan set sheet numbers (site plan 1‑8, lighting 9‑10, building elevations 11‑14. It is not clear what other sheets are included? I see building perspectives (sheet 13). Ripley Response: Comment Number: 2 Comment Originated: 08/24/2021 08/22/2021: FOR FINAL APPROVAL: Site Plan ‑ See stormwater staff comments that may impact site layout of buildings on north edge of site. If this occurs other site requirements may need to be redesigned. Ripley Response: Department: Stormwater Engineering Contact: Dan Mogen, 970‑305‑5989, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: It appears Buildings A, B, and C along Trilby are too close to the existing storm sewer. A minimum of 10 feet of separation is needed. Please show this separation is provided from the building including foundation and footers. Ripley Response: Comment Number: 3 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: Water quality treatment is required for the entire site, and this requirement is not sufficiently being met. Prior to Hearing, it was agreed that additional rain gardens would be included along the northern part of the site to treat the northern buildings ‑ this was shown in a submittal dated 12/06/2018. Those rain gardens are not included in this design, and additional water quality treatment is needed for the site. Northern Response: We thought the rain gardens were providing LID treatment only and removed them since we were exceeding that requirement. The three rain gardens along the north were added back into the plan set per the City’s comment Comment Number: 4 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: Please review plans for landscape‑utility separations listed on Sheet 8 in the Landscape Plans and ensure that separations are being met, particularly with respect to the existing storm sewer along Trilby. Ripley Response: I appreciate the gas and electric layout exhibit as well as showing these utilities on the Utility Plans. There are discrepancies between what is shown in these locations, specifically with the exhibit which shows gas in conflict with storm sewer. Which alignment will be used and has this alignment been approved by the gas provider?0 Northern Response: The utility plans will take precedence over any exhibits. The dry utility companies (gas, electric, telecommunication) prefer to design their own alignment during construction, and the provided alignments for the dry utilities shown on the utility plans are for reference only. We coordinated the alignments as depicted with the respective utility companies as feasibly possible, but the actual alignments may vary during construction. Comment Number: 5 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: Overall, there are questions about the design presented in this submittal versus the design approved to go to Hearing. Key last minute additions were not included in this submittal, and those additions were needed to meet Stormwater requirements for the project. Please see redlines for questions and information regarding both the previous comments and other more minor details. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Northern Response: We thought the rain gardens were providing LID treatment only and removed them since we were exceeding that requirement. The three rain gardens along the north were added back into the plan set per the City’s comment. Comment Number: 6 Comment Originated: 08/20/2021 08/20/2021: INFORMATION: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility‑development. Northern Response: Utility plans were updated per the City comment. Department: Outside Agencies Contact: Sam Lowe, 970‑226-3104, slowe@fclwd.com Topic: General Comment Number: 1 08/24/2021: FOR FINAL APPROVAL: Please see redlines. Northern Response: Utility plans were updated per the Outside Agency comments. Department: Light And Power Contact: Austin Kreager, 970‑224‑6152, akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/24/2021 08/24/2021: FOR FINAL APPROVAL: Please coordinate streetlight locations with me prior to approval to ensure separation from trees. Forty feet of clearance to the streetlight will need to be maintained by shade trees and fifteen feet by ornamental trees Ripley Response: Comment Number: 2 Comment Originated: 08/24/2021 08/24/2021: FOR DCP: Prior to the DCP meeting, I will need to see C‑1 forms and one‑line diagrams for all of the services. Thank you. Harvest Land Response: Comment Number: 3 Comment Originated: 08/24/2021 08/24/2021: INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 4 Comment Originated: 08/24/2021 08/24/2021: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224‑6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders‑and‑developers. Department: PFA Contact: Marcus Glasgow, 970‑416‑2869, marcus.glasgow@poudre‑fire.org Topic: General Comment Number: 1 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: It is unclear what asphalt paving is proposed in the EAE. Please clarify and add a note indicating that the asphalt paving will support 40 T. Northern Response: Paving plan was updated to distinguish between heavy duty and light duty asphalt. Heavy duty asphalt will satisfy PFA’s loading requirements. Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: Our utility signature block has been updated and must be placed on the first page of the utility plans. You can find the updated utility signature block here: https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 Northern Response: Utility plans were updated per the City comment. Comment Number: 2 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: For the two‑foot sidewalk chase in public ROW along Autumn Ridge Drive, please add a note specifying that the sidewalk chase will be constructed according to Detail D‑10B on sheet DT3. Northern Response: Utility plans were updated per the City comment. Comment Number: 3 Comment Originated: 08/20/2021 08/20/2021: FOR FINAL APPROVAL: At all public street intersections, curb ramps must have a truncated dome warning system. The ramp at the northeast corner of the property will need to have truncated domes installed (Trilby and Brittany intersection). You may consult LCUASS Construction Drawings 1603 through 1607 for ramp specifications. Northern Response: The note on Sheet PV1 specifying the replacement of the handicap ramp at the intersection of Trilby Road and Brittany Drive was updated to clarify that LCUASS standard details are to be used. Details 1603 and 1607 are already included on Sheet DT1 Any heaved or broken sidewalk panels will also need to be replaced. Northern Response: Note 11 on Sheet PV1 was updated to included heaving. Note 11 already addresses broken sidewalks. Comment Number: 4 Comment Originated: 08/20/2021 08/20/2021: INFORMATION ONLY: Engineering recommends including a detail for the one‑foot sidewalk chase that is indicated on private property near Building B. Northern Response: Utility plans were updated per the City comment. Comment Number: 5 Comment Originated: 08/20/2021 08/20/2021: INFORMATION ONLY: A Development Construction Permit (DCP) may be required for this project. A Development Agreement (DA) will also be required, as requested by Forestry and Stormwater. Please coordinate with Inspections for any other permits that may be needed. Harvest Land Response: Department: Traffic Operation Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: Stop Signs should be placed at both driveways exiting your site. Northern Response: Utility plans were updated per the City comment. Department: Environmental Planning Contact: Scott Benton, (970)416‑4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: As is standard for projects with Natural Habitat Buffer Zones, additional planning is needed to ensure adequate revegetation with native seed mix(es), weed management, etc. Particularly, 1) please include the standard 'Native Seed Mix Notes' on the Landscape Plan (see below), and 2) provide a weed management plan either as a separate document or included on the Landscape Plan that addresses weed control practices before, during, and after construction. NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD‑TO‑HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. Ripley Response: Comment Number: 2 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone (NHBZ) will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit (DCP) that accounts for the installation and establishment of the NHBZ. Prior to the FDP approval please provide an estimate of the landscaping costs for the NHBZ, including materials, labor, irrigation, and three years of monitoring and weed mitigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. If a DCP is not required for this project, then it will be necessary to tie the security to the building permits. Harvest Land Response: Department: Stormwater Engineering Contact: Basil Hamdan, 970‑222‑1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 08/19/2021 08/19/2021: INFORMATION ONLY: 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 Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. The submitted erosion control report is pretty generic and does not mean the intent of the stormwater criteria. The City Manager’s development review fee schedule under City Code 7.5‑2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 6 lots, 4.87 acres of disturbance, 2 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $2,107.72 Based on 1 of bioretention and 1 of extended detention basins, the estimate of the Stormwater LID/WQ Inspection fee is $565. Please note that as the plans and any subsequent review modifications of the above‑mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. FOR FINAL APPROVAL: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Northern Response: Erosion control plans are included as part of the Utility Plans. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Northern Response: Erosion Control Escrow / Security Calculations was updated based on the revised Erosion Control Report. The submitted Erosion Control Report seems preliminary in nature and does not sufficiently address the specifics of this site please provide a report that complies with City criteria. The form report submitted does not meet the intent or the requirements of the stormwater criteria. If a non‑specific preliminary report is submitted again the FDP submittal will be rejected. Northern Response: After discussion with the City, the Erosion Control Report was updated to include the requested information. Please address all redlined comments provided on the plans and provide an updated erosion control security deposit cost estimate based on the revised plans. Please provide an erosion control estimate calculation. Northern Response: Redlines updated per City comments. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 5 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: The Building Perspectives plan is incorrectly numbered. Ripley Response: Topic: Construction Drawings Comment Number: 6 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM ‑ X.XX’. Northern Response: Utility plans were updated per the City comment. Comment Number: 7 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Ripley Response: Topic: Landscape Plans Comment Number: 4 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Ripley Response: Topic: Plat Comment Number: 1 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: Topic: Site Plan Comment Number: 2 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: Please change the title to match the Subdivision Plat and other plan sets. Ripley Response: Comment Number: 3 Comment Originated: 08/23/2021 08/23/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Ripley Response: Department: Internal Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1. Comment Originated: 08/24/2021 08/24/2021: BUILDING PERMIT: Multi‑family items: ‑10% of all parking spaces must be EV ready (conduit in place) Harvest Land Response: Ayanna and Andy, I don’t know if this can be on the utility plans or if we need an electricatl engineer to looks at it and provide a one line? Northern Response: ‑ 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. Harvest Land Response: Ayanna, we don’t have 20’ between buildings so you will need to look at the elevations and make sure the windows can work ‑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. ‑If trash chutes are proposed in the building, dedicated recycle chutes must also be provided. ‑Accessibility is required per IBC, ICC‑A117.1 and state law CRS 9‑5 ‑Accessible parking and loading zones must be provided in covered and open parking areas per current IBC including van spaces where required. Harvest Land Response: Comment Number: 2. Comment Originated: 08/24/2021 08/24/2021: BUILDING PERMIT: Please note buildings B&C and B&D and F& Covered picnic structure are all closer than 20ft apart from each and will require rated walls will limited openings/window and doors per 2018 IBC. Plan accordingly with elevation designs. Harvest Land Response: Comment Number: 4 Comment Originated: 08/24/2021 08/24/2021: PRIOR TO NEXT ROUND: A building code permit pre‑submittal meeting is required for new commercial & multi‑family buildings for building code feasibility. Recommended when drawings are at least 50% complete. Design team should be prepared to discuss technical building code items including means of egress, construction type, allowable areas, fire areas, energy code and similar topics. Harvest Land Response: Comment Number: 5 Comment Originated: 08/24/2021 08/24/2021: INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode https://www.fcgov.com/building/application.php