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Home My WebLink AboutBLOOM FILING THREE MULTI-FAMILY DWELLINGS - PDP220011 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSJuly 26, 2022 Pete Wray City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Bloom Filing Three Concept Review Responses  Dear Pete, The following is the applicant’s response to the Concept Review Comments dated June 24th, 2015. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Development Review Coordinator 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 informed of any phone conversa- tions. Thank you! Response: Acknowledged 2. As proposed the development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Ofﬁcer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right‑of‑way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mail- ing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request, but if you would like to hold a meeting to notify your neighbors of the proposal prior to the hearing, please contact me to schedule a date, time and location for a meet- ing. Response: Since this is now a type 2 hearing, a neighborhood meeting was held 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 re- source 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/develop- mentreview/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 ac- cordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Response: Acknowledged Page of 1 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 5. Please follow the Electronic Submittal Requirements and File Naming Standards found at https:// www.fcgov.com/developmentreview/ﬁles/electronic submittal requirements and ﬁle naming stan- dards_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. *Please disre- gard any references to paper copies, ﬂash drives, or CDs. Response: Acknowledged 6. All plans should be saved as optimized/ﬂattened PDFs to reduce ﬁle size and remove layers.Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF ﬁle. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic:https:// knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/ Drawing‑text‑appears‑as‑Comments‑in‑a‑PDF‑created‑by‑AutoCAD.html Response: Acknowledged 7. As part of your submittal you will respond to the comments provided in this letter. This letter is pro- vided to you in Microsoft Word format. Please use this document to insert responses to each com- ment 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 8. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/de- velopmentreview/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. Response: Acknowledged 9. 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 suf- ﬁcient 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 meet- ing. Response: Acknowledged 10. 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 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. Page of 2 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged 11. 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 cus- tomers. As you may be aware, we are experiencing staff shortages in a number of key depart- ments, 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 10, 2021 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 12. 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 re- vised submittal documents as are necessary to address such comments from the City. If the addi- tional submittal information or revised submittal is not ﬁled within said period of time, the develop- ment application shall automatically lapse and become null and void. Response: Acknowledged Department: Planning Services 1. MULBERRY PUD: Staff is still on the review process for the Mulberry and Greenﬁelds PUD applica- tion. Proposed changes to LUC standards are not ﬁnalized, so staff comments on Filing Two that include unresolved code changes, street alignments and other standards may be deferred or on hold until the PUD is approved. Response: Acknowledged 2. TYPE OF REVIEW PROCESS: Staff continues to assess the appropriate type of review for the PUD standards, which may affect this project. This project is currently identiﬁed as a Type II review requiring a neighborhood meeting prior to submittal. Response: Acknowledged for a type II review, and a neighborhood meeting was held. 3. DISTRICT 2 (LMN‑MMN ZONING): The minimum density is taken as a whole, is twelve (12) dwelling units per gross acre of residential land, pending approval of the PUD the density standard may change. ‑The block size that is bounded by streets cannot exceed 12 acres. If any block face exceeds 700’ a mid‑block pedestrian connection between streets should be included. The maxi- mum residential building height for multi‑family dwellings is 3 stories, unless the PUD identiﬁes 5‑stories. Response: Acknowledged, we have worked with staff not he site design and now have private streets that bisect the community to meet the block size standards, with a private street connection to Delozier. Building heights are 3 stories. Page of 3 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 4. STREET CONNECTIVITY: The street system should be designed to comply with the 660’ connec- tivity standards in LUC Section 3.6.3. This will include connections to the west to future develop- ment off site and within Phase 2. This network of streets, or bike and pedestrian connections in lieu of streets should also include connections to Delozier Drive if the alignment is shifted more to the west off‑site, vs. locating along the west property boundary. If this alignment is shared on the prop- erty line, then the building orientation for west buildings could front this street vs. interior private street. Response: Acknowledged, this has been complied with. 5. REVISED: BUILDING VARIETY: This project includes one housing type as Multi‑family dwellings containing more than seven (7) units per building. In this case all of the 15 buildings include 24 dwelling units. For any such development containing more than ﬁve (5) buildings (excluding club- houses/leasing ofﬁces), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street‑like private drive or major walkway spine. Building designs shall be considered similar unless they vary signiﬁcantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features.Each multi‑family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human‑scaled proportions similar to the adjacent single‑ or two‑family dwellings, and shall not have repetitive, un- differentiated wall planes. Building facades shall be articulated with horizontal and/or vertical ele- ments that break up blank walls of forty (40) feet or longer. Facade articulation may be accom- plished by offsetting the ﬂoor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements.The proposed single roof pitch form for all buildings with solar may require a request for modiﬁcation of standards. Response: The PUD does call for a variety of building types, but those types can be spread throughout the PUD as agreed upon with the developer. Single pitched roofs are designed to provide solar panel installation 6. STREETSCAPE DESIGN: The proposed private streets that include attached sidewalks challenge the requirement to provide full street tree stocking on both sides of the street. The building front setbacks should be a minimum of 9 feet and the site plan appears to show much less than that dis- tance. This also challenges the requirement to provide full foundation planting areas and full tree stocking around the buildings. Please shift and relocate the buildings that are too close to the back of walks. Response: We have worked with staff to arrive at a private street solution that includes angled parking and detached sidewalks with street trees. 7. TRASH AND RECYCLING: Are residents responsible for taking their own trash and recycling to the proposed enclosures or is there any type of valet service, secondary carts, etc. planned? Please note any type of valet collection service requires approval from PFA and the City. Response: Residents will be responsible for taking their own trash and recycling to the dumpster locations which are dispersed throughout the community. 8. TRASH AND RECYCLING: Please provide elevations and an enlargement in plan view of the pro- posed trash and recycling enclosures and update the label on the site plan that references what Page of 4 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com page these are located on. The enlargement should show all proposed containers, labeling their capacity and intended use i.e. " 3 cubic yard recycling", dimensions overall and of the service gates and pedestrian entrance and label materials. Response: Complete 9. TRASH AND RECYCLING: The Community Recycling Ordinance (No. 109 2016) requires that all new business and multifamily complexes subscribe to recycling service that is at minimum 1/3 of their overall service capacity (total bin capacity x number of weekly pickups, include both trash and recycling when calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures. Response: Acknowledged 10. TRASH AND RECYCLING: All trash and recycling enclosures are required to provide methods to protect the interior walls from being damaged by dumpsters. Common methods include metal fram- ing, bollards, angle iron/curbing. Please show proposed protection method on the plan enlargement request in comment #2. Response: Acknowledged 11. TRASH AND RECYCLING: With 360 units you are likely to need 360 cubic yards of weekly trash service and 100 cubic yards of weekly recycling service. Please make sure adequate space is pro- vide in the proposed enclosure to accommodate this capacity. 4 3 cubic yard dumpsters (2 trash, 2 recycle) in each enclosure I recommended and would result in ~3x week trash service and 2x week recycle service. Response: Acknowledged 12. TRASH AND RECYCLING: It is recommended to provide door‑less pedestrian entrances to the trash and recycling enclosure to provide more efﬁcient access to resident who will often be carrying heavy materials. Doored entrances often lead to people throwing materials over the enclosure walls or endlessly leaving the doors open. Response: Acknowledged, this has been provided 13. LIGHTING STANDARDS: This project that includes proposed artiﬁcial outdoor lighting should sub- mit for review and approval a proposed lighting plan that complies with the standards in this Section 3.2.4 and meets the functional needs of the proposed land use without adversely affecting adjacent properties or the community. Please provide full compliance with the new adopted lighting stan- dards. Response: This has been included 14. REVISED: PARKING STANDARDS: Vehicular and bike parking calculations based on the number of bedrooms per unit, and non‑residential size of leasable space. Please conﬁrm these two calcula- tions reﬂect your totals for both vehicular and bike parking requirements. Staff is not sure if a new parking calculation will be included in the PUD overlay that could affect this project. Response: We conform with the PUD requirements that let us count on street spaces as well. 15. 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. Page of 5 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged 16. 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: No modifications of standards are anticipated at this time. Department: Engineering Development Review 1. The surrounding street network and overall access and circulation to the site will be dependent upon both Bloom Filing 1, and the PUD Master Plan for the overall master development. As both the Bloom Filing 1 and PUD Master Plan are not approved, under review, and have not gone to hearing, clarity on the surrounding infrastructure cannot be provided at this time. Note that until Bloom Filing 1 and the PUD Master Plan are approved, this project cannot be approved. Response: Acknowledged, this has been coordinated since concept review 2. Delozier Road is identiﬁed as a collector street on the Master Street Plan and is generally depicted in a location between the PUD Master Plan and the property to the west. The drawing provided and the more recent submittals for the PUD Master Plan and Bloom Filing 1 show the road aligning to the west within the property owner to the west. The most recent discussion with the master devel- oper appears to be such that the alignment for Delozier Road is planned to bisect the two property owners. Ultimately the status of Delozier Road and how it may be located, planned, and potentially constructed should be fully vetted as it may have an impact on the site design for the project. Addi- tionally, if Delozier is ultimately implemented, how the westerly units might be designed to connect to it and the associated landscaping west of the units may need to be considered. Response: Delozier Road is being designed by the masterplan developer team, with Aspen tying into the grading along Delozier Road, per the Masterplan Developers’ grading plan. Please refer to the masterplan plans. Grade separation is required, and is shown in the plans, as the masterplan developer is tying into existing conditions to the west, but the Bloom Filing Three site has to be elevated in order to have cover over the storm pipe systems and to connect to the existing storm masterplan system.. 3. With the rights‑of‑way for the streets shown abutting the property not being able to be ﬁnalized without approvals of Bloom Filing 1 and the PUD Master Plan, it should however be noted that that the presumed cross sections for International and the easterly street are depicting widths that cor- respond to streets that do not have on‑street parking and only the southern street indicates a width that would provide for on‑street parking. While International as a minor arterial wouldn’t have on‑street parking, the easterly street’s cross section should be considering a cross section that pro- vides for on‑street parking. With the buildings fronting streets, with connecting walkways and pre- sumed entrances, there will be a presumed interest in parking along the easterly street and en- forcement with not parking in the bikelanes may become a lingering issue. Note that to the extent the Delozier may not be planned for along the westerly frontage, a similar concern would be noted and whether the width of Delozier should provide for on‑street parking. Response: Acknowledged, Please refer to the masterplan plans. 4. The offsite construction of streets to provide access and circulation along with assumed offsite con- struction of storm drainage and utility infrastructure needs to be fully vetted. With respect to the most complete design of Greenﬁelds with the roundabout at the frontage road and access to Mul- berry, this is currently provided with the Peakview development. Page of 6 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged, Please refer to the masterplan plans. 5. The remaining comments are standard comments provided for reference. Feel free to contact me with any questions on these standard comments or more detailed comments above. 6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. 7. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS), note that they were updated in August of 2021. They are avail- able online at: https://www.larimer.org/urban‑area‑street‑standards‑2021 8. This project is responsible for dedicating any right‑of‑way and easements that are necessary or re- quired 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 9. Utility plans will be required and a Development Agreement will be recorded once the project is ﬁ- nalized. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 11. LCUASS parking setbacks (Figure 19‑6) apply and will need to be followed depending on parking design. 12. 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 accommo- date any necessary staging and/or parking needs associated with the completion of the Develop- ment. 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: All are acknowledged Department: Trafﬁc Operations 1. PRE‑SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traf- ﬁc Engineer contact Trafﬁc Operations to scope the study. 2. The basis and scoping for the TIS may need to have the Master TIS ﬁnalized prior to this being completed. There are details including the extension of Delozier that may affect the study and plans for this proposal. Response: All are acknowledged, and a traffic study is included with this submittal. Department: Technical Services 1. The plans show this as Bloom Filing Two, but the Bloom Subdivision Plat is platting all the included in this submittal. If there is no need to replat, change the title to Bloom - Phase 2 Page of 7 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 2. 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 con- tact our ofﬁce for up to date Benchmark Statement format and City Vertical Control Network infor- mation. Response: NAVD88 datum has been utilized Department: Erosion Control 1. This project is located within the City's MS4 boundaries and is subject to the erosion control re- quirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those re- quirements can be found at www.fcgov.com/erosion 2. 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. 3. Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in ac- cordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Response: an erosion control plan and erosion control notes and details have been included in the PDP plan set, with additional information also found in Preliminary Drainage and Erosion Control Report. A SWMP, as well as erosion control escrow, and other final design items will be included during final design. 4. 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) Response: an erosion control plan and erosion control notes and details have been included in the PDP plan set, with additional information also found in Preliminary Drainage and Erosion Control Report. A SWMP, as well as erosion control escrow, and other final design items will be included during final design. 5. Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Response: an erosion control plan and erosion control notes and details have been included in the PDP plan set, with additional information also found in Preliminary Drainage and Erosion Control Report. A SWMP, as well as erosion control escrow, and other final design items will be included during final design. 6. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Response: an erosion control plan and erosion control notes and details have been included in the PDP plan set, with additional information also found in Preliminary Drainage and Erosion Control Report. A SWMP, as well as erosion control escrow, and other final design items will be included during final design. Page of 8 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 7. The City Manager’s development review fee schedule under City Code 7.5‑2 was updated to in- clude 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 num- ber 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. Response: LID measures have been shown in the PDP plans, as well as in the preliminary drainage and erosion control report. An erosion control plan and erosion control notes and details have also been included in the PDP plan set. Erosion control escrow, and other final design items will be included during final design. Please refer to these documents for area size, disturbance, and other requested information. Based on the proposed site construction associated with this project we are assuming 15 lots, 18.3 acres of disturbance, 2.5 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 $3038.18. Based on 0 number of porous pavers, 1 number of bioretention/level spreaders, 0 number of ex- tended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $315. 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. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a ﬁnal fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. Response: All are acknowledged, and an erosion control plan has been included with this submittal. Department: Stormwater Engineering 8. Master plan and criteria compliance (site speciﬁc comment):The design of this site must conform to the drainage basin design of the Lower Cooper Slough 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‑guidelines‑regulations/stormwater‑criteria Response: site design adheres the Lower Cooper Sough criteria, as well as the masterplan development final drainage report. 9. Documentation requirements (site speciﬁc comment):A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four‑step process for selecting structural BMPs. Response: please see provided preliminary drainage and erosion control report. 10. Stormwater outfall (site speciﬁc comment): Page of 9 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com The stormwater outfall options for this site are per the Mulberry & Greenﬁelds PUD Drainage Re- port. Infrastructure from other Filings that are needed for this development will need to be built and coordinated. Response: The Bloom Filing Three site will be tying into the masterplan storm sewer system, located along the south side of the site (in Donella Drive). Please refer to the drainage basin exhibit and drainage report for additional details. 11. Detention requirements (site speciﬁc comment): Onsite detention is required for the runoff volume difference between the 100‑year developed inﬂow rate and the 2‑year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: the masterplan developer is providing all water quality and detention needs for the Bloom Filing Three site, excluding the LID requirements, which are provided for on-site. 12. Water Quality and Low Impact Development requirements (standard comment):All new or modiﬁed impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1.LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modi- ﬁed impervious areas must be treated by LID methods. Of the new or modiﬁed paved areas, 25% must be pervious. 2.LID ‑ without Pavers: 75% of all new or modiﬁed impervious areas must be treated by LID meth- ods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FC- SCM), Chapter 7: http://www.fcgov.com/utilities/business/builders‑and‑developers/ development‑forms‑guidelines‑regulations/stormwater‑criteria Response: LID treatment for the Bloom Filing Three project exceeds the 75% criteria. Please refer to the drainage exhibit and preliminary drainage report for details. 13. Detention drain times (standard comment): Per Colorado Revised Statute §37‑92‑602 (8) that became effective August 5, 2015, criteria regard- ing 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 re- quest) that will need to be included in the drainage report. Upon completion of the project, the en- gineer 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. Page of 10 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Water quality and detention storage are being provided for by the masterplan developer. Please refer to the masterplan final design for details. 14. Inspection and maintenance (standard comment): There will be a ﬁnal site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on‑going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/ utilities/what‑we‑do/stormwater/stormwater‑quality/low‑impact‑development 15. 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 imper- vious 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‑invest- ment‑development‑fees or contact our Utility Fee and Rate Specialists at (970) 416‑4252 for ques- tions on fees. There is also an erosion control escrow required before the Development Construc- tion 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. Monthly fees ‑ http://www.fcgov.com/utilities/business/rates Response: All are acknowledged Department: Water‑Wastewater Engineering 1. Other service district (site speciﬁc comment):This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493‑2044 (ELCO) and (970) 498‑0604 (Boxelder) for development requirements. Response: All are acknowledged Department: Electric Engineering 1’ Light & Power electric facilities do not currently exist for this proposed site. It is anticipated that the electric infrastructure needed to feed this site will be constructed and extended to this site with the ﬁling of Bloom 1 and the public improvements/ road extensions that will occur in that ﬁling. If this is being looked at as a separate standalone pad site please coordinate with Light & Power on bringing electric infrastructure to this site. Response: Electric service is assumed to be provided to buildings, located adjacent to the public streets, via power ran in the parkways of the public roadways. The interior buildings and clubhouse on the Bloom Filing Three site will be fed by the proposed electric and gas lines shown in the civil utility plans. Please refer to the utility plans for layout and proposed locations. 2. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modiﬁed as part of this project, will be at the expense of the developer and will need to be located within Public Right‑of‑Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Page of 11 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 3. All dwelling units will need to be individually metered. Please comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_speciﬁc/uploads/ElectricServiceS- tandards_FINAL_18November2016_Amendment.pdf 4. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as deﬁned in Figures ESS4 ‑ ESS7 within the Electric Service Standards. Please show all proposed transformer loca- tions on the Utility Plans. Response: Electric service is assumed to be provided to buildings, located adjacent to the public streets, via power ran in the parkways of the public roadways. The interior buildings and clubhouse on the Bloom Filing Three site will be fed by the proposed electric and gas lines shown in the civil utility plans. Transformer locations have not yet been provided, but will be determined by the next submittal. Please refer to the utility plans for layout and proposed locations for new electric and gas service lines. 5. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Electric service is assumed to be provided to buildings, located adjacent to the public streets, via power ran in the parkways of the public roadways. The interior buildings and clubhouse on the Bloom Filing Three site will be fed by the proposed electric and gas lines shown in the civil utility plans. Please refer to the utility plans for layout and proposed locations. 6. The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. 7. A Customer Service Information form (C‑1 form) and a one‑line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C‑1 form is below:http://zeus.fcgov.com/utils‑procedures/ﬁles/EngWiki/WikiPdfs/C/ C‑1Form.pdf 8. Electric capacity fee, building site charges, and any system modiﬁcation charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an esti- mate of charges and fees related to this project:http://www.fcgov.com/utilities/business/ builders‑and‑developers/plant‑investment‑development‑fees 9. “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 ac- count support, RFPs and bulk agreements.” 10. For rooftop solar information, programs and/or rebates please contact Utilities Customer Connec- tions at 970‑212‑2900. Response: All are acknowledged Page of 12 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Fire Authority 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. For the purposes of this section, ﬁre access cannot be measured from an arterial road. 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. In addition, aerial apparatus access require- ments are triggered for buildings in excess of 30' in height. Code language and ﬁre lane speciﬁca- tions provided below. ‑ IFC 503.1.1: Approved ﬁre Lanes shall be provided for every facility, building or portion of a build- ing 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 ap- paratus 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: turning templates have already been provided to PFA, prior to the submittal, with minor bumper overhangs occurring for a few curb and gutter areas. PFA had no major issues with the turning movements, and additional templates can be provided, if needed. 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 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 Ap- pendix 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. Dead‑end access roads in excess of 1320 feet in length require a third point of access. Dead‑end access roads in excess of 2640 feet in length require a fourth 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 re- quired 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 ar- rows required on all signs. Response: Please refer to the horizontal control plan for dimensions of all drive aisles, placement and call-outs for signage, and also the emergency access easements shown for the site. Page of 13 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 3. AERIAL FIRE APPARATUS ACCESS ROADS: Buildings over 30' in height trigger additional ﬁre lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper ﬂoors. Aerial access should therefore be available on at least one long side of the building, or as otherwise approved by the ﬁre marshal so as to allow ﬂexibility in affecting successful ﬁre ground operations. Parapet heights greater than 4' in height do not support ladder truck operations. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial ﬁre apparatus access road is positioned shall be ap- proved by the ﬁre code ofﬁcial. 4. ACCESS TO BUILDING OPENINGS: An approved access walkway leading from ﬁre apparatus access roads to the main egress door of the building shall be provided for all structures on this site. Please provide details on site plan for the access walkway. 5. FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be in- stalled in Group R‑2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. 6. FIRE ALARM & DETECTION SEYSTEMS (Group A): A manual ﬁre alarm system that activates the occupant notiﬁcation system in accordance with Section 907.5 shall be installed in Group A occu- pancies when the occupant load of the assembly occupancy is 300 or more. 7. GROUP R SPRINKLER SYSTEMS: New multi‑family buildings over 12 dwelling units shall be pro- vided with NFPA13 (full protection) ﬁre suppression systems. 8. FIRE CONTAINMENT: If the proposed Community Center exceeds 5,000 square feet, it shall be sprinklered or ﬁre contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. 9. WATER SUPPLY: Hydrant spacing and ﬂow must meet minimum requirements based on type of occupancy. A ﬁre hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial/multi‑family building as measured along an approved path of ve- hicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. Response: Fire hydrants have been placed throughout the site, as well as existing hydrants labeled around the perimeter of the site. The hydrants labeled as existing are those that will be installed with the masterplan infrastructure improvements. 10. KEY BOXES REQUIRED: ‑ IFC 506.1 and Poudre Fire Authority Bureau Policy P‑13‑8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required ﬁre sprinkler or ﬁre alarm system. The box shall be positioned 3 to 7 feet above ﬁnished ﬂoor and within 10 feet of the front door, or closest door to the ﬁre alarm panel. Exception can be made by the PFA if it is more logical to have the box Page of 14 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of ﬁnal CO. All new or existing Knox Boxes must contain the fol- lowing keys as they apply to the building: ‑ Exterior Master ‑ Riser room ‑ Fire panel ‑ Elevator key if equipped with an elevator The number of ﬂoors determines the number of sets of keys needed. Each set will be placed on their own key ring. ‑ Single story buildings must have 1 of each key ‑ 2‑3 story buildings must have 2 of each key ‑ 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. Response: A note about knox box locations has been noted on the plans. Final FDC locations have not been determined, but will be provided as soon as they are available and once hydrant spacing and locations have been accepted and deemed appropriate. 11. SPV MARKING: Commercial rooftop structures and ground mounted solar arrays require a sepa- rate plan review and permit from the Poudre Fire Authority. Refer to 2018 IFC 1204 for access, pathway, and marking details. General Requirements for Marking: ‑ Direct Current conduits, enclosures, raceways, junction boxes, cable assemblies, combiner box- es and disconnects must be marked. ‑ Markings must be reﬂective and weather resistant. ‑ Must be at least 3/8th of an inch and white on red background. ‑ Contain the words in capital letters "Warning: Photovoltaic Power Source". ‑ Main Service Disconnect must be clearly marked. ‑ Markings must be placed every 10 feet and within 1 foot of turns or bends. Within 1 foot of pene- trations and on both sides of the penetration if accessible. 12. FIRE PITS & GRILLS: Fire pits & grills fueled by natural gas may be allowed in association with multi‑family buildings with prior approval of the ﬁre marshal. Wood burning or smoke producing ﬁre pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/ﬁxed location, such as a built‑in kitchen or ﬁreplace with UL ﬁxtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not ﬂex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10 foot separation to combustible construction and/or vegetation. This distance is measured both horizon- tally and vertically from the ﬁre source. 13. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING: Where possible, the naming of private drives is usually recommended to aidin wayﬁnding. Addresses shall be posted on each structure and where otherwise needed to aid in wayﬁnding. Code language provided below. ‑ IFC 505.1: 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 the street or road fronting the property, and posted with a minimum of eight‑inch numerals on a contrasting Page of 15 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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: All are acknowledged. We have worked with PFA and staff to accommodate the appropriate fire lanes, fire lane widths, and building setbacks. Department: Forestry 1. PRE‑SUBMITTAL: Forestry Tree Inventory If so please schedule an on‑site meeting with City Forestry to obtain tree inventory and mitigation information. Please note that 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: There are no existing trees on site that we are aware of 2. Trees provide many environmental and socioeconomic beneﬁts including reduced cooling expens- es, providing natural wind breaks, improving air quality, and increasing property values. 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. These notes are available from the City Planner or by following the link below and clicking on Stan- dard 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: A landscape plan has been included 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: Complete Page of 16 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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 adverse impacts resulting from noncom- pliance 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: This is 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: This has been done Department: Environmental Planning 1. This project will need to be incorporated into the sitewide infrastructure as outlined in the Mulberry and Greenﬁelds PUD Master Plan, which is currently under review. Therefore some ﬂexibility and patience will be needed in order to properly review this project. 2. This project will need to be incorporated into the sitewide City of Fort Collins Land Use Code [Sec- tion 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorpo- rate 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. Na- tive 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 na- tive plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. 3. The City of Fort Collins has many sustainability programs and goals that may beneﬁt this project. Of particular interest may be: 1)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on‑site assessments to support recycling program. Also provides re- bates for new compost programs: http://fcgov.com/recycling/wrap.php 2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the in- stallation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970‑416‑2312 or rgatzke@fcgov.com Page of 17 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 3)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: All are acknowledged Department: Building Code Review 1. Please visit our website for current adopted codes, local amendments and submittal requirements. https://www.fcgov.com/building/application.php https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode 2. 10% of all parking spaces must be EV ready (conduit in place): 10% of all parking spaces must be EV ready (conduit in place) and should include accessible parking spaces. Plan underground utili- ties accordingly 3. Fire sprinkler systems with riser rooms are required for the multi‑family buildings. Plan separate water lines accordingly. 4. RECOMMENDATION: All building structures should be located 20ft apart from each other or be constructed with ﬁre rated walls which have few/no doors and windows. ‑Community Center and Building appear to be closer that 20ft apart ‑ consider spacing 20ft apart‑Several of the garage buildings adjacent to multi‑family buildings appear to be closer that 20ft apart, consider a ﬁre rated wall on the rear side of those garages to allow closer spacing. 5. FOR BUILDING PERMIT: If replicating the exact same building more than 1x on a site consider submitting a stock plan design which will allow for one single building code review per building type instead of for each building. Then a separate permit for each building using the building design you have 'stocked with us ‑ stock plans are allowed to have minor variations or options (exterior style/color, minor interior varia- tions). 6. FOR BUILDING PERMIT: Multi‑family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4 lane road must provide exterior wall composite sound transmission of 39 STC min. 7. FOR BUILDING PERMIT: A City licensed commercial general contractor is required to construct any new multi‑family structure. 8. FOR BUILDING PERMIT: Accessibility is required per IBC, ICC‑A117.1 and state law CRS 9‑5 9. FOR BUILDING PERMIT: If trash chutes are proposed in the building, dedicated recycle chutes must also be provided. 10. FOR BUILDING PERMIT: Accessible parking and access aisles must be provided in both covered (where provided) and open parking areas per current IBC including van spaces where required. 11. FOR BUILDING PERMIT: Buildings using electric heat are required to have higher insulation and must use the prescriptive energy path in code. Page of 18 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Pre‑Submittal Meetings for Building Permits Pre‑Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multi‑family 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 and is typically scheduled after the Current Planning PDP submittal. Applicants should be prepared to present site plans, ﬂoor plans, and elevations and be able to dis- cuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multi‑family projects should contact their Development Review Coordinator to schedule a pre‑submittal meeting. Construction shall comply with the following adopted codes and standards as amended: 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 2017 National Electrical Code (NEC) as amended by the State of Colorado 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 ll (most structures): * 140mph (Ultimate) exposure B or * Front Range Gust Map published by The Structural Engineer's Association of Colorado Risk Category l: 130mph (Ultimate) exposure B Risk Category lll & lV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1.Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions 2.Multi‑family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions. 3.Commercial and Multi‑family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Ser- vices ofﬁce. Response: All are acknowledged Page of 19 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team member Yours Truly Terence C. Hoaglund, RLA Page of 20 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com