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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - FDP230004 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview February 24, 2023 Brecken Schaefer Hansen MF, LLC 3665 John F. Kennedy Pkwy, Bldg 2, #202 Fort Collins, CO 80525 RE: The Flats at Hansen Farm, FDP230004, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Flats at Hansen Farm. If you have questions about any comments, you may contact the individual commenter or direct your questions thr ough your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Responses provided for FDP Affinity Response Northern Engineering Studio PBA Response MV Consulting Ripley Design Delich Response: Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau, (970) 416-8082, mpomerleau@fcgov.com Topic: General Comment Number: 1 02/21/2023: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design Response: Acknowledged, thanks! Comment Number: 2 02/21/2023: SUBMITTAL: 2 As part of your submittal, you will respond to the comments provided in this letter. The final 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design Response: Responses provided in the letter format with the resubmittal. Comment Number: 3 02/21/2023: SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms may be appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Ripley Design Response: Acknowledged. Northern Engineering Response: Acknowledged. Comment Number: 4 02/21/2023: SUBMITTAL: 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Ripley Design Response: Acknowledged. Northern Engineering Response: Acknowledged. Comment Number: 5 02/21/2023: SUBMITTAL: Resubmittals 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 its initial round of review, followed by a 3 formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. 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. Ripley Design Response: Acknowledged. Comment Number: 6 02/21/2023: INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design Response: Acknowledged. Comment Number: 7 02/21/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design Response: Acknowledged. Comment Number: 8 02/21/2023: INFORMATION: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Ripley Design Response: Acknowledged. Northern Engineering Response: Acknowledged. Studio PBA Response: Acknowledged Comment Number: 9 02/21/2023: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Affinity Response: Acknowledged Studio PBA Response: Acknowledged Department: Planning Services Contact: Arlo Schumann, 970-221-6599, aschumann@fcgov.com 4 Topic: General Comment Number: 1 02/21/2023: Thank you for resolving previous comments. Ripley Design Response: Acknowledged, thank you. Comment Number: 2 02/22/2023: As discussed in the meeting although mechanical equipment is not shown any mechanical equipment will need to meet the standards of 3.5.1(I) (2) and (3) (2)Loading docks, truck parking, outdoor storage (including storage containers), utility meters, HVAC and other mechanical equipment, trash collection, trash compaction and other service functions shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by ladders, towers, fences and equipment, and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. (3)Conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. Studio PBA Response: Acknowledged Ripley Design Response: For ground mounted gear, landscape screening is provided. Comment Number: 3 02/22/2023: On the building elevations Building C color scheme 2 perspective view does not appear to be updated with the new design. Studio PBA Response: Perspective now updated Comment Number: 4 02/22/2023: Please show plan views of the trash enclosures and include critical dimensions including the openings, circulation path and concrete pad. Plans should include trash and recycling container sizes and note the pad as concrete. Ripley Design Response: Trash footprints shown on the site plan. Studio PBA Response: Trash enclosure plans now shown Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 2 02/21/2023: INFORMATION: Work done in the ROW will require a permit. See the following link for permitting information: https://www.fcgov.com/engineering/inspection Northern Engineering Response: Acknowledged. Comment Number: 3 02/21/2023: FOR FINAL APPROVAL: Please include the variance that was approved for LCUASS detail 707.1 in note #48 of the general notes. Northern Engineering Response: Variance added to general notes. 5 Comment Number: 4 02/21/2023: FOR FINAL APPROVAL: Note #5 of the Traffic Signing and Pavement Marking construction notes should read "All lane lines shall be latex paint.", and Note #8 should be Latex instead of Epoxy. Please see LCUASS Appendix E and double that the current standard notes are being used. Northern Engineering Response: Note updated. Comment Number: 5 02/21/2023: FOR FINAL APPROVAL: Notes 16-18 of the Traffic Signing and Pavement Marking construction notes, and note #4 of the Storm Drainage notes are missing. Please see LCUASS Appendix E and double that the current standard notes are being used. Northern Engineering Response: Note #4 added. Comment Number: 6 02/21/2023: FOR FINAL APPROVAL: Please make sure the current date (month and year) is under the legal description on the cover sheet of the utility plans. Northern Engineering Response: Month and year are located below legal description above vicinity map. This is the standard location of Month/Year on Northern Engineering plan sets and meets the requirements of LCUASS Appendix E -4. Comment Number: 7 02/21/2023: FOR FINAL APPROVAL: The storm plans in the plan & profile sheets are pretty crowded with labeling. Could you remove redundancies and maybe consider a table for the structure coordinates? An example of redundancy is that the pipe lengths/type/slope appear in both the plan and profile. They don't need to be in the plan. Water and sanitary lines also do not need to be called out in plan view if the linetype for proposed water/sanitary matches what you have for existing - just don't fade the proposed lines. Northern Engineering Response: We will work to improve legibility by updating the scale. Comment Number: 8 02/21/2023: FOR FINAL APPROVAL: Please design any street patching repairs per LCUASS Figures 25-1 through 25-4. Northern Engineering Response: The best attempt is made to accurately depict the street cuts required but it is noted in our plans that street cuts are approximate and final limits are to be determined in the field by the City inspector and the contractor. Note added on Existing Conditions and Civil Site Plan to repairs should be per Figures 25-1 to 25-4. Comment Number: 9 02/21/2023: INFORMATION: It appears on sheet 14 that Inlet 3--5 is located in a curb return. Inlets within public ROW are not allowed in curb returns. Since this isn't ROW, we don't enforce it, but we'd recommend moving the inlet. Northern Engineering Response: Inlet is in a pan. Comment Number: 10 02/21/2023: FOR FINAL APPROVAL: Please show and label two arterial streets on the vicinity map of the plat. Northern Engineering Response: Labels added. Comment Number: 11 02/21/2023: FOR FINAL APPROVAL: 6 Sheet 3 on the utility plans indicates that the 15' u tility and public access trail easement is to be vacated by the plat. There is no indication on the plat of this. A 15' utility easement is required along Timberline. See redlines. Northern Engineering Response: Labeling is correct. 15’ utility and pu blic access easement is being vacated and blanket public access and 15’ utility easements are being dedicated by plat. Comment Number: 12 02/21/2023: FOR FINAL APPROVAL: Please address all redlines on the plans. Northern Engineering Response: Redlines have been addressed. Contact: Tim Dinger, tdinger@fcgov.com Topic: General Comment Number: 1 02/15/2023: DEVELOPMENT AGREEMENT: The first draft of the development agreement for this project will be provided to the applicant team around the time that round 2 FDP comments are provided. Northern Engineering Response: Acknowledged. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 02/14/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Ripley Design Response: Acknowledged. Thank you. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 02/20/2023: FOR FINAL APPROVAL: The signed and stamped Transportation Impact Study and any subsequent memos, or amendments to the that study will need to be included in the final submittal documents for recording. Delich Response: Signed memo is provided with this submittal Comment Number: 2 02/20/2023: FOR FINAL APPROVAL: The Fire Lane on the east side of Burly Tree Drive adjacent to Building 5 and Building 7 should have 2 more signs added to each zone to clearly identify these areas as No Parking. Northern Engineering Response: Additional signs added. Comment Number: 3 02/20/2023: FOR FINAL APPROVAL: Please include three No Parking Anytime signs on the north side of Zephyr between Burly Tree and Timberline. Northern Engineering Response: Added no parking signs. 7 Comment Number: 4 02/20/2023: FOR FINAL APPROVAL: The plans indicate Parking Striping for the parallel parking spots that are on public streets. The City does not install these, nor will we maintain them. Please add a note that these are for reference only and are not to be installed. Northern Engineering Response: Acknowledged. Note has been added to Civil Site Plan.: Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 02/16/2023: FOR FINAL APPROVAL: Please address all the redline comments provided on the plans. Northern Engineering Response: Redlines have been addressed. Comment Number: 3 02/16/2023: INFORMATION: Based upon the area of disturbance a State NPDES permit for stormwater will be required and should be obtained before construction activities can begin on this site. Northern Engineering Response: Acknowledged. Topic: Fees Comment Number: 1 02/16/2023: INFORMATION: 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 Inspection Fee is based on; the number of building permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 8 building permits, 10.40 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years until full vegetative stabilization due to seeding. Which results in an Erosion Control Inspection Fee estimate of $3,243.42 The Stormwater Quality Inspection Fee is based on the number of LID/Water Quality Features that are designed for on this project. Based on the plans we identified 5 bioretention/rain gardens which results in an estimate of the Stormwater LID/Water Quality Inspection Fee of $1,575. Please note that as the plans and any subsequent review modifications of the above-mentioned values change, these fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. These fees will need to be paid prior to the issuance of any building permit for this project. Affinity Response: Acknowledged. Northern Engineering Response: Acknowledged. Department: Stormwater Engineering – Water Utilities 8 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 4 02/21/2023: FOR FINAL APPROVAL: Please add notes stating "private" or "public" storm sewers. It appears all the new storm sewers will be private. Northern Engineering Response: Added labels Comment Number: 5 02/21/2023: FOR FINAL APPROVAL: Please add HGLs to the storm sewer profiles. This is not needed for the roof drain leaders. Northern Engineering Response: Added HGLs to all storm plan and profiles aside from rain gardens and roof drains. Comment Number: 6 02/21/2023: FOR FINAL APPROVAL: A little more spacing is preferred from the "gathering place" and storm sewer 3. Northern Engineering Response: Storm 3 alignment has been revised. Comment Number: 7 02/21/2023: FOR FINAL APPROVAL: For Rain Gardens A, B & D, please provide an 8-inch outfall pipe for the solid section into the detention pond. Northern Engineering Response: Updated. Comment Number: 8 02/21/2023: FOR FINAL APPROVAL: For all Rain Gardens, except RG D, please show and label the overflow inlet on the appropriate plan sheets. Northern Engineering Response: Overflow inlet added to RG C, size updated for RG E. Sidewalk chases added adjacent to RG A to provide drainage path under walk to Existing Detention Pond 1. Drainage path defined for RG B. Exhibit provided to display RG overflow paths. Comment Number: 9 02/21/2023: FOR FINAL APPROVAL: Please update the City's Bioretention Detail (D-53) to the current one. I can email that to you. Northern Engineering Response: Updated to new Bioretention Detail Comment Number: 10 02/21/2023: FOR FINAL APPROVAL: Please revise the forebay detail to be 12-inches deep on the larger flow outlets, and 8-inches for the smaller flow outlets. Northern Engineering Response: Updated forebay detail Comment Number: 11 02/21/2023: FOR FINAL APPROVAL: On Sheet L10, there is a couple trees that are too close to the storm sewers and a concrete pan near the south edge of the sheet. Please revise. Ripley Design Response: Tree have been further away from the storm sewers and concrete pan as much as is feasible. Comment Number: 12 02/21/2023: FOR FINAL APPROVAL: Due to the entire site being in a drainage easement, except the exclusions for 9 the buildings, rain garden specific drainage easements are not required. Northern Engineering Response: Acknowledged, removed these easements Comment Number: 13 02/21/2023: FOR FINAL APPROVAL: On Page 7 in the Drainage Report, Paragraph H states that 75% of the site is required to be treated with some sort of water quality. This is incorrect. 100% of the site's impervious area is required to be treated for water quality with 75% being by a LID technique and the remaining 25% by standard water quality like extended detention. Please revise and document that all the impervious area within this site is being treated for water quality. Northern Engineering Response: Updated text to clarify that the entire site is being treated for water quality. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 02/21/2023: FOR APPROVAL: There appears to be a couple existing vaults missing on the Existing Conditions Map. Please see redlines for the approximate locations of these vaults and add the surveyed locations to the map. Also, please scale these blocks to better represent the size of the vaults. Northern Engineering Response: Added missing vaults and updated size of all blocks to more accurately depict them Comment Number: 2 02/21/2023: FOR APPROVAL: Please set up meeting to discuss some alternative transformer locations within Block 2 and a pathway to provide a looped feed within Block 1. The alternative transformer locations within Block 2 could help to reduce installation cost of our primary cable and required flowfill. Northern Engineering Response: Transformers have been updated per suggestions where able. Comment Number: 3 02/21/2023: FOR APPROVAL: Please see redlines on the Architectural Elevations for some meter location questions. Studio PBA Response: Meter locations now shown Northern Engineering Response: Meter locations per architect. Comment Number: 4 02/21/2023: FOR INFORMATION: The services to the multi-family buildings will be considered a customer owned service; therefore, the applicant is responsible for in stalling the secondary service from the transformer to the meters and will be owned and maintained by the building owner or HOA. Northern Engineering Response: Acknowledged. Comment Number: 5 02/21/2023: FOR INFORMATION: 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 10 link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Northern Engineering Response: Acknowledged. Comment Number: 6 02/21/2023: FOR APPROVAL: 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. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 Studio PBA Response: Acknowledged Northern Engineering Response: Acknowledged. Comment Number: 7 02/21/2023: FOR APPROVAL: 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/builders-and-developers/development-fo rms-guidelines-regulations Northern Engineering Response: Acknowledged. Comment Number: 8 02/21/2023: FOR INFORMATION: 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 account support, RFPs and bulk agreements. Northern Engineering Response: Acknowledged. Comment Number: 9 02/21/2023: FOR INFORMATION: 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 Northern Engineering Response: Acknowledged thank you Comment Number: 10 02/21/2023: FOR INFORMATION: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Northern Engineering Response: Acknowledged. MV Consulting Response: Acknowledged. Ripley Design Response: Acknowledged. Comment Number: 11 02/21/2023: FOR INFORMATION: Electric capacity fees, development fees, 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 estimate of charges and 11 fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Northern Engineering Response: Acknowledged. Comment Number: 12 02/21/2023: FOR INFORMATION: 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. Northern Engineering Response: Acknowledged. Department: Environmental Planning Contact: Kristie Raymond, kraymond@fcgov.com Topic: General Comment Number: 1 02/01/2023: No comments. Ripley Design Response: Acknowledged. Department: Forestry Contact: Carrie Tomlinson, ctomlinson@fcgov.com Topic: General Comment Number: 1 02/22/2023: FOR FINAL APPROVAL Please see redlines for small adjustments in distancing tree plantings from utilities. Ripley Design Response: Thank you. Redlines received and adjusted have been made to the tree layout. Department: Park Planning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 1 02/16/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Ripley Design Response: Acknowledged. Comment Number: 2 02/16/2023: FOR FINAL APPROVAL: Please add note on Landscape Plans to the General Landscape Notes: "Adjacent property owner/HOA to water and maintain public right -of-way landscaping along S. Timberline Rd. (arterial street) in perpetuity. Trees in the public rights-of-way must each be installed with separate zone drip irrigation." Ripley Design Response: Note added to the general landscape plan notes. Comment Number: 3 02/16/2023: Ripley Design Response: N/A 12 Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 02/21/2023: PFA has no comments, all previous comments have been resolved. Ripley Design Response: Acknowledged. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Residential Code (IRC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (Currently the 2018 International Plumbing Code adopted by State of Colorado) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC and local amendments. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. 13 · A City licensed commercial general contractor is required to construct any new multi-family structure. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. · City of Fort Collins amendments to the 2021 IFC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · A City licensed commercial general contractor is required to construct any new multi-family structure. · Attached single-family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes if more than 6 units. Stock Plans: When the same residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. Studio PBA Response: Meeting has been scheduled and completed Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 5 02/20/2023: FOR FINAL APPROVAL: Some of the sheet numbers in the sheet index do not match the noted sheets. See redlines. Northern Engineering Response: Updated sheet index and ensured sheet numbers and descriptions were appropriately matched. 14 Comment Number: 6 02/20/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Northern Engineering Response: Text over text issues addressed Topic: Landscape Plans Comment Number: 2 02/20/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Ripley Design Response: Redlines received and addressed. Thank you. Comment Number: 3 02/20/2023: FOR FINAL APPROVAL: There are cut off text issues. See redlines. Ripley Design Response: Redlines recived and addressed. Thank you. Comment Number: 4 02/20/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Ripley Design Response: Redlines received and addressed. Thank you. Topic: Plat Comment Number: 1 02/20/2023: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern Engineering Response: Redlines have been addressed.