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HomeMy WebLinkAboutSEVEN GENERATIONS MULTIFAMILY - MJA220002 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 21 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 July 23, 2021 Russel Baker Black Timber Group Fort Collins, CO Re: 3221 Eastbrook Dr Multi-Family Dwellings Description of project: This is a request to develop multi-family dwellings at 3221 Eastbrook Dr (parcel # 8730406002). The proposed plan would be to match the previously approved building footprints (see previously approved site plan attached), and construct 2-3 story condominiums. The previous site plan allocated 168 vehicle parking spaces on site for the office use. Access is taken from Eastbrook Dr directly to the east. The sit e is approximately .3 miles north of E Horsetooth Rd and .1 miles west of S Timberline Rd. The site is within the Employment (E) zone district and the proposal is subject to Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding 3221 Eastbrook Dr Multi -Family Dwellings. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. BLACK TIMBER RESPONSE: RIPLEY DESIGN RESPONSE: HIGHLAND DEVELOPMENT SERVICES RESPONSE: ALM2S RESPONSE: Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me Page 2 of 21 informed of any phone conversations. Thank you! RIPLEY DESIGN RESPONSE: Acknowledged 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Board 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). A neighborhood meeting is required at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neigh bors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. RIPLEY DESIGN RESPONSE: Acknowledged 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. RIPLEY DESIGN RESPONSE: Acknowledged 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. RIPLEY DESIGN RESPONSE: Acknoweldged 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 standards_v1_8 1 19.pdf?1566857888. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf RIPLEY DESIGN RESPONSE: Acknowledged 6. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. RIPLEY DESIGN RESPONSE: Acknowledged 7. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. Page 3 of 21 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. RIPLEY DESIGN RESPONSE: Acknowledged 8. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review*, followed by a formal meeting. RIPLEY DESIGN RESPONSE: Acknowledged 9. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those a rrangements. RIPLEY DESIGN RESPONSE: Acknowledged 10. * Temporary Service Changes - City of Fort Collins Development Review To best provide thorough reviews and give 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 numbe r 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 im pacts to our customers. As a result, we will be making some temporary service level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. RIPLEY DESIGN RESPONSE: Acknowledged Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. The change to multi-family dwellings is a permitted review in the Employment zone district subject to a Type 2 review with the Planning and Zoning Commission. If there is a question about a Minor Amendment, this process would not be allowable due to the change in character of the proposal and because such change to the residential use would disqualify the original plan from administrative review (Type 1 review) had it been requested at that time. The change to multi-family dwellings does qualify for a Major Amendment process which would be processed as a Type 2 review. RIPLEY DESIGN RESPONSE: Acknowledged 2. The proposed gross residential area of the site is a secondary use and is limited to 25% Page 4 of 21 and together shall occupy no more than twenty-five (25) percent of the total gross area of the larger Employment District development plan that emphasizes primary uses. The applicant should provide a scaled map and table that shows this Employment District and tabulates the proportion of primary and secondary uses using the gross acreage contained in each development. If the overall district plan factoring in this proposed residential area does not occupy more than the 25% secondary uses within the district, then the project’s secondary use would meet this standard. Please provide this plan and the table as a sheet with the Major Amendment submittal. Please use the development properties within the district and the uses listed in the Employment zone and leave out any land that is used for public streets. RIPLEY DESIGN RESPONSE: Acknowledged 3. The Major Amendment shall comply with the applicable standards contained in Articles 3 and 4.27 to the maximum extent feasible. RIPLEY DESIGN RESPONSE: Acknowledged 4. The new residential buildings would need to meet the connecting w alkway standards in LUC 3.5.2(D). RIPLEY DESIGN RESPONSE: Acknowledged 5. The residential component of the project would need to meet the Employment zone’s criteria for access to a park, central feature or gathering place per 4.27(D)(7). A central feature or gathering place that is located within the project could meet the standard provided that the gathering area is 10,000 square feet, is highly visible, formed by the street layout and easily observed from streets; rear facades and rear yards of dwellings shall not abut more than two sides or more than fifty (50) percent of the perimeter frontage of the “park”. All parts of such parks shall be safel y and easily accessible by pedestrians, and open to the public. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches or other features for various age groups to utilize. RIPLEY DESIGN RESPONSE: Acknowledged 6. 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. RIPLEY DESIGN RESPONSE: Acknowledged 7. 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 criteri a to apply for a Modification of Standard. RIPLEY DESIGN RESPONSE: Acknowledged Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com 1. SITE SPECIFIC: Landscape boulders in the right-of-way must be no taller than 12 inches. Please see redlines. RIPLEY DESIGN RESPONSE: Acknowledged Page 5 of 21 2. SITE SPECIFIC: Engineering recommends that landscaping adjacent to driveways be no taller than 24 inches, for visibility purposes. Trees would be an exception, although Engineering recommends that the trees have no branches lower than 6 feet above the ground adjacent to driveways. Please see redlines. RIPLEY DESIGN RESPONSE: Acknowledged. Trees have been changed to have no branches lower than 6 feet above the ground. 3. SITE SPECIFIC: If any easements need to be dedicated or vacated along with this project, Engineering recommends that the applicant replat the property. RIPLEY DESIGN RESPONSE: Given only 2 easements are proposed (EAE and Ped Access), these are proposed to be dedicated by separate doc, an not via plat. 4. POTENTIAL FEES: 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. BLACK TIMBER RESPONSE: Acknowledged 5. POTENTIAL FEES: 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 RIPLEY DESIGN RESPONSE: TDRF is no longer applicable as part of the City application process. 6. GENERAL INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs & gutters, destroyed, damaged or removed due to landscaping or 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. HDS RESPONSE: Acknowledged. 7. GENERAL INFORMATION: All public sidewalk, driveways & 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 pa rt of this project. HDS RESPONSE: Acknowledged. 8. GENERAL INFORMATION: 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 HDS RESPONSE: Acknowledged. 9. GENERAL INFORMATION: 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 Page 6 of 21 HDS RESPONSE: Acknowledged. The right-of-way along Eastbrook was reviewed and it is assumed since this is a redevelopment from the previous approval and is the last remaining piece of development along this side of Eastbrook, that additional right-of-way dedication would not be required. 10. INFORMATION ONLY: Utility plans will be required, and a Development Agreement may be recorded once the project is finalized. HDS RESPONSE: Acknowledged. 11. GENERAL INFORMATION: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. HDS RESPONSE: Acknowledged. 12. GENERAL INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Please keep this in mind if there will be any changes to the existing parking design. RIPLEY DESIGN RESPONSE: Parking setbacks have been provided 13. GENERAL INFORMATION: 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 pr ior 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. RIPLEY DESIGN RESPONSE: Acknowledged 14. GENERAL INFORMATION: 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 sti ll in development. HDS RESPONSE: Acknowledged. 15. GENERAL INFORMATION: Bike parking required for the project cannot be placed within the right -of-way. If placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. RIPLEY DESIGN RESPONSE: Bike parking has been placed near the pedestrian plaza and building entry, away from ROW. 16. GENERAL INFORMATION: 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 p arking 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. HDS RESPONSE: Acknowledged. 17. GENERAL INFORMATION: These comments are based on the materials submitted with this conceptual application. Page 7 of 21 Comments may vary in future rounds of review, especially if there are changes to the site plans and utility plans. If there are any items you would like to coordinate, please contact me at sbuckingham@fcgov.com or 970-416-4344. RIPLEY DESIGN RESPONSE: Acknowledged Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project. The level of study will depend on the number units being proposed and how this differs from the approved plans for this site. See Chapter 4 of the Larimer County Urban Area Street Standards for details. Please contact Traffic Operations to scope this study. BLACK TIMBER RESPONSE: A Traffic Study is provided with the Major Amendment. Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. FIRE LANES Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. RIPLEY DESIGN RESPONSE: Perimeter access has been provided on all sides of the building via existing parking lot and proposed pedestrian plaza/emergency access easement. Aerial access has been provided via proposed pedestrian plaza/emergency access easement. 2. AERIAL FIRE APPARATUS ACCESS ROADS WIDTH -IFC D105.2: Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. The existing 20-foot fire lanes on site do not support aerial access so the buildings would be limited to a 30 feet maximum height unless the fire lanes are widened to 26 feet. RIPLEY DESIGN RESPONSE: Perimeter access has been provided on all sides of the building via existing parking lot and proposed pedestrian plaza/emergency access easement. Aerial access has been provided via proposed pedestrian plaza/emergency access easement. 3. AERIAL FIRE APPARATUS ACCESS ROADS PROXIMITY TO BUILDING - IFC D105.3: 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 buil ding, 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 approved by the fire code official. The existing building footprints are outside of the maximum distance to the fire lane and would need to be moved to within the 15 -30-foot distance from the fire lane. RIPLEY DESIGN RESPONSE: Perimeter access has been provided on all sides of the building via existing Page 8 of 21 parking lot and proposed pedestrian plaza/emergency access easement. Aerial access has been provided via proposed pedestrian plaza/emergency access easement. 4. 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 Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. - In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. RIPLEY DESIGN RESPONSE: Existing parking lot has 24’ wide aisles and proposed EAE/pedestrian plaza is 26’ wide. 25’ minimum inside radii have been provided 5. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. ALM2S RESPONSE: Noted. Fire alarm and smoke detection systems will be provided. 6. GROUP R SPRINKLER SYSTEMS New multi-family buildings over 12 dwelling units shall be provided with NFPA13 (full protection) fire suppression systems. ALM2S RESPONSE: Noted. A full NFPA13 system will be provided. 7. 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 multifamily building as measured along an approved path Page 9 of 21 of vehicle travel. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). There is an existing fire hydrant located near the proposed Southwest corner of building C. This hydrant is within 300 feet to each proposed building. HDS RESPONSE: The existing fire hydrant on and adjacent to the site appear to satisfy this requirement. 8. 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 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 following 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 - 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. ALM2S RESPONSE: Noted. A knox box will be located at an appropriate location. 9. LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains intact as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. This comment is aimed at preserving both trees and fire apparatu s. Please be mindful when selecting tree species. RIPLEY DESIGN RESPONSE: Understood, tree selections have been made to limit canopy overhang within the EAE / Pedestrian Plaza 10. 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 horizontally and vertically from the fire source. RIPLEY DESIGN RESPONSE: understood, no fire pits or grills are proposed at this time. 11. ADDRESS POSTING - M-F - LOCAL AMENDMENT Page 10 of 21 > IFC 505.1.7: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multi -building complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. ALM2S RESPONSE: Noted. Address numerals will be shown in elevation. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. "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. 2. Information Only: 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. For Final: 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 accordance with (FCDCM Ch 2 Section 6.1.3.2) 4. For Final: 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) 5. For Final: Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) 6. Information Only: 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. 7. For Final: 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 3 Page 11 of 21 lots, 3.87 acres of disturbance, 1.5 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 $1691.22. Based on 0 number of porous pavers, 0 number of bioretention/level spreaders, 1 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $250. 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. Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com 8. INFORMATION ONLY: A portion of this property is currently located in the City-regulated, 100-year Foothills Channel floodplain/floodway and must comply with the safety regulations of Chapter 10 of City Municipal Code. A City F lood Risk map is attached. 9. INFORMATION ONLY: Any construction activities in the floodplain (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. 10. INFORMATION ONLY: Detention ponds, hard surface paths, trails, and walkways are prohibited in the floodway unless the requirements of Section 10 -45 are met. Any construction activities in the regulatory floodway must also include a no -rise certification prepared by a Professional Engineer licensed in Colorado. 11. INFORMATION ONLY: Outdoor storage whether temporary or permanent is prohibited in the floodway. 12. INFORMATION ONLY: Critical facilities as defined in Chapter 10 of City Code, are prohibited in the 100-year floodplain. Critical facilities include essential services facilities, hazardous materials facilities, at-risk population facilities, and government services facilities. 13. Please utilize the development review checklist for floodplain require ments when preparing your plans for submittal, see attachment. 14. INFORMATION ONLY: Even though development appears to be out of the floodway, please update the boundaries of the floodway on site drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Page 12 of 21 Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com 15. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Foothills Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders -and-developers/development-forms-gu idelines-regulations/stormwater-criteria This site is also part of the Seven Generations Office Park – New Hampshire development and must conform to the drainage design of the approved development Plans. HDS RESPONSE: In general, the site complies with the previously approved drainage design. There is a slight increase in impervious area which is offset with the implementation of below grade filtration galleries. 16. 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 report will need to document the existing drainage patterns, discuss the water quality measures being provided including Low Impact Development and the four-step process for selecting structural BMPs. The letter will also need to address where the runoff generated by the new impervious area is going and may need to mitigate any additional runoff directed HDS RESPONSE: Acknowledged. onto adjacent properties. 17. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the detention pond a t the northwest part of the development. HDS RESPONSE: Correct 18. Detention requirements (site specific comment): Onsite detention is currently provided for the site per the Seven Generations Office Park Drainage Report. Additional onsite detention is not required if the development conforms to the approved drainage report. HDS RESPONSE: In general, the site complies with the previously approved drainage design without stormwater detention. There is a slight increase in impervious area which is offset with the implementation of below grade filtration galleries. 19. 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 modified 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 methods. This typically consists of a rain garden or bioretention system, but other options are allowed. Page 13 of 21 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 (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui Delinesregulations/-stormwater-criteria HDS RESPONSE: LID features are proposed. 20. Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. HDS RESPONSE: Acknowledged. 21. 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/whatwedo/stormwater/stormwaterquality/lowimpactdevelopement HDS RESPONSE: Acknowledged. 22. Fees (standard comment): The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates BLACK TIMBER RESPONSE: Acknowledged. 23. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. HDS RESPONSE: Acknowledged. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com 1. Existing Water Infrastructure (site specific comment): There are existing 8-inch ductile water mains in Eastbrook Drive as well as the parking lot loop on site. There are existing water service stubs and hydrants on site. HDS RESPONSE: Acknowledged. Please reference the proposed adjustments to the existing utilities. 2. Existing Sewer Infrastructure (site specific comment): Page 14 of 21 There is an existing 8-inch sanitary sewer main in the parking lot with two existing service stubs. HDS RESPONSE: Acknowledged. Please reference the proposed adjustments to the existing utilities. 3. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. HDS RESPONSE: Acknowledged. 4. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. HDS RESPONSE: Acknowledged. 5. Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26 -306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. HDS RESPONSE: Acknowledged. 6. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RIPLEY DESIGN RESPONSE: Acknowledged 7. Fees (standard comment): Development fees and water rights will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees BLACK TIMBER RESPONSE: Acknowledged. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 1. With the previous project, three transformers were installed, and capacity fees paid for 2 – 400-amp service @ 120/208v and 1 – 800-amp service @ 277/480v. Currently 1 – 400-amp service @ 120/208v service is in use, but the transformers for the remaining services are installed and energized. BLACK TIMBER RESPONSE: Acknowledged. 2. Through design, all previously purchased capacity fees will be credited back to the project at the current rate, but any changes in voltage or amperage will also be assessed at the current rate. Please contact me or visit the following website for an Page 15 of 21 estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees BLACK TIMBER RESPONSE: Acknowledged. 3. 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 reloca tions with Light and Power Engineering. 4. Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right -ofway-. HDS RESPONSE: Acknowledged. 5. Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft 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 locations on the Utility Plans. HDS RESPONSE: Acknowledged. To be coordinated 6. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. HDS RESPONSE: Acknowledged. We will be working mainly around existing improvements. 7. The services to the multi-family buildings will be considered a customer owned service , therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will be owned and maintained by the individual unit own er. HDS RESPONSE: Acknowledged. 8. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. 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/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf HDS RESPONSE: Acknowledged. 9. A Customer Owned 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: https://www.fcgov.com/utilities/img/site_specific/uploads/c -1_form.pdf?1597677310 RIPLEY DESIGN RESPONSE: Acknowledged, C1 forms will be submitted prior to Final Plan 10. On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations Page 16 of 21 HDS RESPONSE: Acknowledged. 11. The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at (970) 224 -6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. BLACK TIMBER RESPONSE: Understood and Acknowledged. 12. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable 13. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior approval of the Entitlement Documents. RIPLEY DESIGN RESPONSE: Acknowledged 14. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at : http://www.fcgov.com/utilities/business/builders-and-developers. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. INFORMATION ONLY: Since there is a dedicated Natural Habitat Buffer Zone (NHBZ) already depicted on the approved landscape plan, no ECS is necessary. If the project proceeds, Environmental Planning will require the existing NHBZ to be brought up to th e approved landscaping standard and current NHBZ management expectations. Coordination with City Stormwater Maintenance division to ensure that NHBZ improvements are compatible with their maintenance requirements. RIPLEY DESIGN RESPONSE: In hopes of limiting our impact on existing NHBZ, there is only pruning proposed within the NHBZ at this time. Existing NHBZ linework has been shown on site and landscape plans. If further maintenance or design changes are needed within NHBZ, please advise. 2. FOR HEARING: In lieu of an ECS, a NHBZ management/restoration plan will be required to detail how the existing NHBZ will be brought to current NHBZ management standards. Please coordinate with me and the expected landscape contractor for a site visit during the growing season. RIPLEY DESIGN RESPONSE: In hopes of limiting our impact on existing NHBZ, there is only pruning proposed within the NHBZ at this time. Existing NHBZ linework has been shown on site and landscape plans. If further maintenance or design changes are needed within NHBZ, please advise. 3. FOR SUBMITTAL: With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4, requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. RIPLEY DESIGN RESPONSE: Only existing parking lot lighting is adjacent to adjacent NHBZ. 4. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorpor ate water conservation materials and techniques. This includes use of low -water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Page 17 of 21 Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf . RIPLEY DESIGN RESPONSE: Understood, notes have been placed on plans. 5. INFORMATION ONLY: 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 rebates 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 installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.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 ALM2S RESPONSE: Noted. Alm2s will consult with ownership on direction. 6. FOR FINAL APPROVAL OR DCP: A security deposit and applicable Development Agreement language for NHBZ improvements will likely be necessary for Development Construction Permit issuance and/or final approval. BLACK TIMBER RESPONSE: Acknowledged and understood. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com 1. 7/20/21: INFORMATION ONLY FOR PDP Parks Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 970 -416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. RIPLEY DESIGN RESPONSE: Thank you 2. 7/20721: INFORMATION ONLY FOR PDP Parks is not going to allow encroachment into our trail easement for construction activity and/or staging or storage of materials. Please show and label the trail easement(s) on all plans and add the following note to plan notes: “There shall be no encroachment of the Spring Creek Trail easement or trail itself. This includes any related constructi on activity, staging equipment, or storage of materials.” RIPLEY DESIGN RESPONSE: Understood, note placed on site and landscape plans 3. 7/20/21: INFORMATION ONLY FOR PDP Paved trail connections need to be approved by PP&D and the Parks Department. Access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points and need to be ADA compliant. RIPLEY DESIGN RESPONSE: One access is proposed to the trail on the northern boundary of the site. There were numerous comments at the neighborhood meeting about the alignment of that trail as it heads towards Eastbrook Drive, however that is off site from this project. Therefore, no design changes have been proposed. Page 18 of 21 Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. 7/20/21: PRE-SUBMITTAL: Forestry Tree Inventory Are there any existing trees at this site? If so, please schedule an on-site meeting with City Forestry (mroche@fcgov.com) 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. RIPLEY DESIGN RESPONSE: Tree walk was conducted on site and tree mitigation plans have been provided 2. 07/20/21: INFORMATION ONLY FOR PDP Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. Existing significant trees shall be preserved to the extent reasonably feasible. Will there be construction within the critical root zone of any of the existing trees on your property? The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. If so, please consider how the construction will impact the health of the nearby trees and consider alternate scenarios to preserve them. Additionally, please add a detail outlining the critical root zones of each existing tree on the landscape plans. RIPLEY DESIGN RESPONSE: only 2 trees are proposed to be removed due to bore infestation. Some pruning of existing trees is proposed within the existing NHBZ 3. 07/20/21: INFORMATION ONLY FOR PDP 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 Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RIPLEY DESIGN RESPONSE: Understood. Page 19 of 21 4. 07/20/21: INFORMATION ONLY FOR PDP 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 RIPLEY DESIGN RESPONSE: Understood. 5. 07/20/21: INFORMATION ONLY FOR PDP 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 th is 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. RIPLEY DESIGN RESPONSE: Tree Removal Letter has been provided with this application. 6. 07/20/21: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. RIPLEY DESIGN RESPONSE: Understood. 7. 07/20/21: INFORMATION ONLY FOR PDP If the project is responsible for frontage improvements alon g Eastbrook Drive, please incorporate new street trees within the right of way. RIPLEY DESIGN RESPONSE: Street trees have been provided 8. 7/20/21: INFORMATION ONLY FOR PDP Please remove the following species from the plant list as they are either not allowed to be planted within the City of Fort Collins limits or do not thrive in our climate: - Autumn Blaze Maple - Marshall’s Ash - English Oak Please include the following species on the plans: Choice City Elm, Chinkapin Oak, Texas Red Oak, Kentucky Coffeetree ‘Espresso’, American/Littleleaf Linden. Page 20 of 21 Department: Park Planning Contact: Aaron Wagner, , aawagner@fcgov.com 1. FOR INFORMATION FOR PDP I will be filling in for PP&D as interim reviewer. Please coordinate with me on any questions or items regarding Parks Planning & Development interests or trails questions. Aaron Wagner aawagner@fcgov.com 970.682.0344 RIPLEY DESIGN RESPONSE: Thanks 2. FOR INFORMATION FOR PDP Paved trail connections need to be approved by PP&D and the Parks Department. Access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points and need to be ADA compliant. One access has been provided to the trail along the northern boundary. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. RIPLEY DESIGN RESPONSE:Acknowledged. 2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. RIPLEY DESIGN RESPONSE: No plat is proposed for this project. Two easements are proposed to be dedicated by separate document. 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 discuss 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 Page 21 of 21 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2015 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 Services office. ALM2S RESPONSE: Noted. Project will be designed under the currently adopted codes and local amendments.