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HomeMy WebLinkAboutIMPALA REDEVELOPMENT - FDP230001 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 March 17, 2023 Nichole Rex HOUSING CATALYST 1715 W MOUNTAIN AVE Fort Collins, CO 805212359 RE: Impala Redevelopment, FDP230001, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Impala Redevelopment. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or via email at bbethuremharras@fcgov.com. FDP Responses: Housing Catalyst STUDIO Architecture Kellar Engineering Northern Engineering Ripley Design Aqua Engineering Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 01/31/2023: 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design: Thank you! 2 Comment Number: 2 01/31/2023: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. 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: Acknowledged. Comment Number: 3 01/31/2023: 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 maybe 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: Acknowledged. Comment Number: 4 01/31/2023: 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: Acknowledged. Comment Number: 5 3 01/31/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Design: Acknowledged. Comment Number: 6 01/31/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design: Acknowledged. Comment Number: 7 01/31/2023: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design: Acknowledged. Housing Catalyst: Acknowledged Comment Number: 8 01/31/2023: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Ripley Design: Acknowledged. Comment Number: 9 01/31/2023: 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. Ripley Design: Acknowledged. Housing Catalyst: Acknowledged Department: Planning Services Contact: Jenny Axmacher, 970-416-8089, jaxmacher@fcgov.com Topic: General 4 Comment Number: 3 03/14/2023: FOR FINAL APPROVAL: It appears certain amenity areas are included in the blanket utility easement area and that these areas contain proposed structures such as pergolas. Please resolve the conflict as typical easements prohibit structures from being constructed within them. Ripley Design: Building exclusion easements have been adjusted to remove pergolas from it. Northern Engineering: Building exclusion easements have been expanded to include amenity space structures pergolas. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Contact: Tim Dinger, tdinger@fcgov.com Topic: General Comment Number: 1 02/27/2023: FOR DEVELOPMENT AGREEMENT - UPDATED: We need the lender information to complete the first draft of the development agreement. Please provide that as soon as possible, and email to the DRC and "engdevrev@fcgov.com" 01/19/2023: FOR DEVELOPMENT AGREEMENT: The Development Agreement information form has "Julie J. Brewen" listed as the both the individual that is signing the DA for the developers, as well as in the attest field. The person who is attesting to Julie's signature must be a different person than Julie, who is signing the DA for the developer. Please revise the DA info form to have a different person in the attest field. In the meantime, we will begin drafting the development agreement. We intend on providing the first draft of the DA around the same time as we provide FDP round 2 comments Housing Catalyst: Lender information has been provided. Comment Number: 3 03/06/2023: FOR ROW VACATION - UPDATED: The ROW vacation forms are under review. We will update you as we start the vacation process through City Council. Ripley Design: Acknowledged. Northern Engineering: Acknowledged, thank you. 01/25/2023: FOR ROW VACATION: The ROW Vacation forms should be accompanied by a letter of request. The letter of request should include a short (1 paragraph) description about what you are proposing to vacate, and justification as to why the vacation is necessary. It should also include your contact information. Please visit https://www.fcgov.com/engineering/files/row-vacation-process_2022.pdf?1646 783322 for more information on the ROW vacation process. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 5 Topic: General Comment Number: 1 02/06/2023: FOR BUILDING PERMIT - Plan appears consistent with recommendations from PDP. As noted during PDP, a Plan of Protection must be submitted along with the Building Permit application for the six-plex on Mulberry, documenting plan for protecting the Landmark (Ricketts Farmhouse) at 2300 W Mulberry St. during construction, including equipment plan, materials storage, and contact info for on-site team. Ripley Design: Thanks for sending the template. A building Protection Plan is submitted with this round as a separate document. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 03/10/2023: FOR FINAL APPROVAL [UPDATED]: Thanks for submitting the updated escrow calculations, these were received. Please adjust these as needed based on the latest comments. 01/27/2023: FOR FINAL APPROVAL: Please update the Erosion Control escrow calculations after revising the measures and quantities based on the provided comments. Northern Engineering: Escrow calculations have been revised based on redline changes. Comment Number: 3 03/09/2023: FOR FINAL APPROVAL: Please address the minor redlined comment provided on the Erosion Control Plans. Thanks for providing construction phased Erosion Control Plans as requested. Northern Engineering: Redline addressed; construction fencing added to C 601-During Construction Erosion Control Plan. Topic: Fees Comment Number: 2 03/09/2023: REPEATED: 01/27/2023: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5 -2 was updated to include fees for Erosion Control and Stormwat er 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 building permits, the total area of the site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 16 permits, 7.2 acres of disturbance, 2 years from demo through build out of construction and an additional 3 years until full vegetative stabilization occurs due to seeding. Which results in an Erosion Control Inspection Fee estimate of $2,375.05 . 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 your review. The fee Erosion Control Inspection Fee will need to be paid prior to the issuance of any building 6 permit in this development site. The Stormwater Quality Inspection Fees are based on the number of LID or Water Quality Features that are designed for on this project. Based on the plans we identified 1 bioretention/rain garden and 2 extended detention basins, therefore the estimate of the Stormwater LID/WQ Inspection fee is $815.00 . 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 your review. The Stormwater Quality Inspection Fee will also need to be paid prior to the issuance of a building permit for this site. Northern Engineering: Acknowledged, thank you. Housing Catalyst Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 6 03/17/2023: FOR FINAL APPROVAL - UNRESOLVED: The legend on Landscape Plan sheets L300, L401, L402, L403 needs to be revised. The darkest blue line corresponds to the Canal Importation FLOODWAY. See repeat redline. 01/31/2023: FOR FINAL APPROVAL: Please see redlines for minor comments to address. Some of these are repeat comments from PDP and have to do with the labeling of the floodplain (floodway vs. floodplain). Please reach out with any questions. Ripley Design: Legend has been revised. Please see resubmitted sheets. Department: Stormwater Engineering – Water Utilities Contact: Stephen Agenbroad, sagenbroad@fcgov.com Topic: General Comment Number: 2 03/10/2023: FOR FINAL APPROVAL-UPDATED: The LID exhibit shoudn't have the pink on the diagram. Basin 200 does not have any LID treatment occurring. 01/31/2023: FOR FINAL APPROVAL: Please explain the coloring of the LID exhibit. Why is there a second rain garden included here but not on any other plans? Not sure why the pink area is included in the exhibit. Please update. Northern Engineering: Hatching that would indicate basin 200 was receiving WQ treatment has been removed from the updated LID exhibit. Comment Number: 3 03/10/2023: FOR FINAL APPROVAL-UPDATED: Please finish the Rain Garden Spreadsheet, number 8 was left blank. 01/31/2023: FOR FINAL APPROVAL: Please finish the rest of the Rain Garden Spreadsheet. 4.B – 8 were left blank, please answer them in the future submittal. 7 Northern Engineering: The rain garden spreadsheet has been updated. Comment Number: 5 03/10/2023: FOR FINAL APPROVAL: The irrigation lateral is being located on March 15th. Further information will be included in the final draft letter. 01/31/2023: FOR FINAL APPROVAL: The irrigation lateral on the southern portion needs further discussion. Northern Engineering: We have been informed surface markings for the irrigation lateral have been provided and we are coordinating with a subsurface utility locate company to pothole the pipe and survey the surface markings. We will revise the crossing information as soon as this information is available. Comment Number: 8 03/10/2023: FOR FINAL APPROVAL-UPDATE: Please place the Rain Garden Detail and the Bioretention Sand Media on the same page. 01/31/2023: FOR FINAL APPROVAL: Please include the city made Rain Garden detail in the future submittal. The detail was provided in the redlines folder. Northern Engineering: Replaced detail D-53 with current version from 2022. Moved biomedia specifications to same sheet as detail. Comment Number: 9 03/10/2023: FOR FINAL APPROVAL - UPDATE: When including the updated rain garden detail, please show forebays in the detail. In addition, based off of previous discussion with Wes please show the curb of the forebay to be above the finished grade of the rain garden. 01/31/2023: FOR FINAL APPROVAL: Please include details and calculations for the forebay into the rain garden. Northern Engineering: Forebay detail with sizing calculations has been included on sheet C 502 and conforms to the design criteria. Space limitations on the city’s rain garden detail (D-53) prevent us from detailing the forebay there as well, but we have included the forebay detail on the same sheet. Comment Number: 12 03/10/2023: FOR FINAL APPROVAL: Please see redlines. Northern Engineering: Redlines addressed, see attached. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad, sagenbroad@fcgov.com Topic: General Comment Number: 1 03/10/2023: FOR FINAL APPROVAL-UNRESOLVED: 01/31/2023: FOR FINAL APPROVAL: Please also include AWWA M22 meter sizing calculations for additional reference. The IPC calculations can also be included but the city requires AWWA M22 calculations be used when determining meter sizing. STUDIO Architecture: Per our email correspondence, a revised spreadsheet has been provided Comment Number: 2 03/10/2023: FOR FINAL APPROVAL UPDATED-: 8 Please finalize the irrigation plan in the future submittals. The Irrigation Plans need annual usage calculated for the site in order to be approved. 01/31/2023: FOR FINAL APPROVAL: For the next FDP please include the following: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. - Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP. Please contact us with any questions. Aqua Engineering: Comment Number: 5 03/10/2023: FOR FINAL APPROVAL: PFA will need to approve the fire protection system for the 306 Impala Lot and if approved then a covenant agreement will be required. STUDIO Architecture: Per email correspondence with PFA, the fire protection system has been approved with conditions. The conditions from PFA will be addressed during building permit. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 2 02/01/2023: INFORMATION: Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once plans are approved. STUDIO Architecture: Noted. We will provide the AutoCAD files when requested. Northern Engineering: Acknowledged, site bases will be provided upon approval. Ripley Design: Acknowledged. Comment Number: 3 02/01/2023: 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 to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees STUDIO Architecture: Housing Catalyst: Acknowledged, thank you. 9 Comment Number: 4 02/01/2023: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. STUDIO Architecture: Noted. Thank you. Comment Number: 5 03/14/2023: FOR APPROVAL: The submitted C-1 form shows three phase power being required for Building D. Three phase power will not be available for that building coming from the power source that was discussed During PDP. please coordinate with me offline so that I can better understand why your power needs are higher than I had anticipated. STUDIO Architecture: Per our conversation, the C1 forms have been revised to align with single -phase power for Building D. See revised C1 forms with this submittal. Comment Number: 6 03/15/2023: FOR APPROVAL: Please schedule a meeting with me to discuss the power needs for the site. The one-line diagrams sent over show one meter per building, and each unit must be individually metered. It was not anticipated to need three phase power for each building, and we need to gain clarity on what is needed prior to proceeding. STUDIO Architecture: Per our conversation, the one-line diagrams have been revised. See revised one-line diagrams with this submittal. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 2 03/07/2023: (REPEAT) FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Ripley Design: We are specifying a proprietary seed mix, Texas Bluegrass/Kentucky Bluegrass Hybrid Vortex, from Korby Sod. Comment Number: 3 03/07/2023: FOR FINAL APPROVAL: Please note that the rain garden seed mix, if broadcast seeded, the rate should be doubled. Ripley Design: Note added to seed mix for clarification Comment Number: 4 03/07/2023: FOR FINAL APPROVAL: Please update Native Seed Mix Note #7 to read as follows: 10 "AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES." Ripley Design: Seed note updated. Department: Forestry Contact: Carrie Tomlinson, ctomlinson@fcgov.com Topic: General Comment Number: 1 03/14/2023: UNRESOLVED 01/31/2023: FOR FINAL APPROVAL: Please include all tree preservation wording and markings on your civil sets also. This to prevent any misunderstanding of removals or protection during demolition, utility installation, or grading. Northern Engineering: Added updated tree preservation notes to OUTIL and OGRAD. Comment Number: 3 03/14/2023: UNRESOLVED 01/31/2023: FOR FINAL APPROVAL: Please add a section in your plan details that includes instructions for hydroexcavation and root pruning along the critical root zone areas of any preserved trees. Ripley Design: Department: Park Planning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 1 01/18/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Comment Number: 2 03/14/2023: FOR HEARING - UNRESOLVED: This comment is still not on the landscape plan. 01/18/2023: FOR HEARING: Can you please add the 3' crusher fines trail note to the landscape plans as well? Thank you for noting on the site and utility plans. Ripley Design: Note added to the landscape plans. Comment Number: 3 03/14/2023: FOR HEARING - UPDATED: There have been delays in locating the pipe. New Crew Chief are scheduled to deploy camera truck to locate 8am on 3/15/23. Once located, please show on landscape and utility plans. 11 02/03/2023: Pipe location will need to be established prior to approval of proposed storm line easement. Parks has it scheduled for Tuesday 2/7 and I will contact applicant with the information as soon as I get it. Northern Engineering: We have been informed surface markings for the irrigation lateral have been provided and we are coordinating with a subsurface utility locate company to pothole the pipe and survey the surface markings. We will revise the information as soon as this information is available. Comment Number: 4 03/14/2023: FOR HEARING: Please add note on landscape plan: Installation, maintenance and watering of landscaping in the public right-of-way along W. Mulberry Rd. is the responsibility of the developer and any subsequent adjacent landowner/s. Ripley Design: Note added to the landscape general notes Comment Number: 5 03/14/2023: FOR HEARING: Please add note to utility plans. Width of pipeline is insufficient for maintenance work and a temporary construction easement will need to be dedicated for any future maintenance work. Northern Engineering: Note added. Comment Number: 6 03/15/2023: The Parks department would like to install a new manhole along the pipe lateral on the eastern edge of the property during groundwork construction. Please coordinate with Missy Nelson on timing. Northern Engineering: Utility plans callout indicates “For reference: Replacement of irrigation lateral by City of Fort Collins Parks Dept. possible during construction. Contractor to coordinate with the City of Fort Collins. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 01/30/2023: INFORMATION: PFA has no comments on the submitted FDP. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 01/30/2023: BUIDLING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) 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 12 amendments Colorado Plumbing Code (currently on the 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: 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 The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. 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. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · 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. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Comment Number: 2 03/13/2023: Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado 13 Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: 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 The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · 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. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness. · 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. Stock Plans: When 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 built multiple times with site specific permits. More info rmation can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. STUDIO Architecture: Noted. Thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 14 Topic: Building Elevations Comment Number: 3 03/14/2023: FOR FINAL APPROVAL-UNRESOLVED: Please change the title to match the other plan sets. 01/30/2023: FOR FINAL APPROVAL: Please change the title to match the other plan sets. STUDIO Architecture: The title has been changed. See revised sheet included with this submittal. 15 Topic: Construction Drawings Comment Number: 8 03/14/2023: FOR FINAL APPROVAL-UNRESOLVED: All Benchmark Statements must match on all sheets. 01/30/2023: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Northern Engineering: Updated benchmarks to match on all sheets. Topic: Plat Comment Number: 1 03/14/2023: FOR FINAL APPROVAL-UPDATED: 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 01/30/2023: 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: Markups acknowledged, see PDF response document. Department: Water Conservation Contact: Emma Pett, epett@fcgov.com Topic: General Comment Number: 1 01/23/2023: FOR APPROVAL: The irrigation plan that was submitted is incomplete. Please provide a detailed and complete irrigation plan that includes your water budget, hydrozones, all irrigation components and irrigation zones. Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the irrigation requirements outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Emma Pett or Eric Olson. Aqua Engineering: Comment Number: 2 03/02/2023: FOR FINAL APPROVAL: We need a pressure loss chart for the irrigation plan. All other items have been submitted. 02/10/2023: Irrigation plans were submitted to E.Pett. After review E. Pett emailed irrigation contractor, Aqua Engineering, to ask them to resubmit plan 16 with following updates: pressure reducing heads for sprayheads, pressure loss chart, and watersense labeled controller. Aqua Engineering: