HomeMy WebLinkAboutSEVEN GENERATIONS MULTIFAMILY - FDP230008 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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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 31, 2023
Joel Weikert
Ripley Design Inc.
419 Canyon Ave Suite 200
Fort Collins, CO 80521
RE: Seven Generations Multifamily, FDP230008, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Seven Generations Multifamily. If you have questions about
any comments, you may contact the individual commenter or direct your question s through
your Development Review Coordinator, Todd Sullivan via phone at 970 -221-6695 or via
email at tsullivan@fcgov.com.
RIPLEY DESIGN RESPONSE:
ALM2S RESPONSE:
HDS RESPONSE:
MPI RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence
with other reviewers and keep me informed of any phone conversations. Thank you!
Comment Number: 2
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.
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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: ACKNOWLEDGED AND UNDERSTOOD.
Comment Number: 3
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.
Comment Number: 4
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-AutoCAD.html
Comment Number: 5
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 ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Department: Planning Services
Contact: Arlo Schumann, 970-221-6599, aschumann@fcgov.com
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Topic: General
Comment Number: 1
03/31/2023: Elevations appear to be showing roof -mounted mechanical
equipment. Please keep in mind that all mechanical equipment roof or ground
mounted needs to be properly screened and if not adequately addressed in the
planning drawings may require additional screening to be provided at the building permit
or prior to final inspection. It is advised that these issues be addressed during FDP.
ALM2S RESPONSE: Rooftop mounted equipment placement has been adjusted to screen all residential heat pump units
behind the parapet and projected roof elements around the building.
Comment Number: 2
03/31/2023: Please include dimensions of trash enclosure gate, and
pedestrian passage. Include dumpster sizes and proper pad size at the front of
the enclosure. Standards are found in 3.2.5.
ALM2S RESPONSE: Dimensions have been added to the plans
Comment Number: 3
03/31/2023: Fixtures AA and AA RT exceed the B (backlight) rating allowed in
the lighting standards since these fixtures appear to be less than 0.5 mounting
heights from the property line.
ALM2S RESPONSE: These fixtures have been adjusted to be less than 0.5
Comment Number: 4
03/31/2023: It is hard to determine the exact location and mounting direction of
several of the pole light fixtures. Please revise as needed so those are clearly visible.
ALM2S RESPONSE: The site photometric plan has been adjusted to provide better visibility and clarity.
Comment Number: 5
03/31/2023: All site and exterior building-mounted light fixtures must be
accounted for in the lighting plans. It appears that the elevations are now
showing porch/balcony lights and the site plan is showing festoon string lights.
These need to be part of the calculations.
ALM2S RESPONSE: Both the porch and festoon string lights have been included with the site photometric.
Comment Number: 6
03/31/2023: When I ran the lumen budget calcs it appeared that the total was
over the allowable. Please review the lumen budget calcs keeping in mind that
you will need to count the building and festoon lighting.
ALM2S RESPONSE: The lumen budget calculation has been updated.
Comment Number: 7
03/31/2023: Please provide a summary of the approved modification on the
planning set cover page.
RIPLEY DESIGN RESPONSE: MODIFICATION NOTE ADDED TO COVER SHEET.
Comment Number: 8
03/31/2023: Please include additional dimensions for parking stalls. Stalls that
are utilizing overhang to achieve the required depth should clearly show that on
the plans. Please verify and provide stall dims for all of the accessible parking
spaces. Per conversations during the meeting and offline with Joel, please
study the relationship between the parking that abuts the walks along the west
and south sides of the building. How this is designed will be critical to the
pedestrian experience on site.
RIPLEY DESIGN RESPONSE: ADDITIONAL DIMENSIONS FOR PARKING STALLS PROVIDED ON PLANS. PLEASE NOTE,
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THE “C” AND “LT” TAGS INDENTIFIED ON SITE PLAN INDICATE COMPACT AND LONG-TERM PARKING. ALL COMPACT
PARKING ALONG THE WEST SIDE OF THE MULTIFAMILY BUILDING IS THE NORMAL 8’x15’ DIMENSIONS.
ALL WALKS ADJACENT TO HEAD- IN PARKING ARE 6’ MINIMUM TO ALLOW FOR A 2’ VEHICLUAR OVERHANG AND BE
COMPLIANT WITH LUC SECTION 3.2.2(L)(4) AND FIGURE 5 OF THE SAME SECTION. THIS DEPTH PROVIDES FOR 4’
MINIMUM CLEARANCE FOR PEDESTRIAN CIRCULATION.
Comment Number: 9
03/31/2023: Would like to see enhanced landscape buffering between the
parking and the north and west property lines.
RIPLEY DESIGN RESPONSE: SIGNIFICANT VEGETATION EXISTS AT THESE BUFFER LOCATIONS AND ACTS A STRONG
EXISTING BUFFER. PER OFFLINE COORDINATION, OUR TEAM’S UNDERSTANDING THAT THIS COMMENT IS RESOLVED.
NOTES ARE ADDED TO THE LANDSCAPE PLAN TO PRESERVE THIS VEGETATION.
Comment Number: 10
03/31/2023: This was not discussed in the meeting but I do not recall seeing
any designs for the carports. Please include that in your next submittal. Thank you.
ALM2S RESPONSE: An image of the carport design has been included in the architectural set included the finish.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/29/2023: 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: THANK YOU FOR YOUR REVIEW.
Department: Engineering Development Review
Contact: Sophie Buckingham, sbuckingham@fcgov.com
Topic: General
Comment Number: 1
03/27/2023: INFORMATION:
City staff agreed to accept the first round of review without the required
easement documents, and the applicant acknowledged the likelihood of
additional rounds of review. Please submit the easem ents for review with the
next round. If the easements are not included in the next submittal package, we
will reject the submittal as incomplete.
HDS RESPONSE: This was the first time that easement exhibits were required as part of the first FDP review prior to
receipt of FDP comments. Thank you for accepting the submittal and they are included with this submittal.
Comment Number: 2
03/30/2023: FOR FINAL APPROVAL:
The required easements for this project include an access easement for the
detached sidewalk, emergency access easements for the existing drive aisle
and the proposed pedestrian plaza, drainage easements for the stormwater
infrastructure, and utility easements for any new electric transformers and
primary wire. Other easements may be required by other City departments or
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external utility providers. Please submit a deed of dedication, a legal
description, and a sketch for each easement, and clearly identify the location of
each easement on the utility plans.
HDS RESPONSE: Easement descriptions are included.
Comment Number: 3
03/31/2023: FOR FINAL APPROVAL:
Please review my redlines and resolve cleanup items.
HDS RESPONSE: Please reference utility plans for responses.
Comment Number: 4
03/31/2023: FOR FINAL APPROVAL:
Please include LCUASS details in the utility plan for public infrastructure such
as detached sidewalk and sidewalk chase.
HDS RESPONSE: LCUASS details are included.
Comment Number: 5
03/31/2023: DEVELOPMENT AGREEMENT:
Please resubmit the Development Agreement Information form with your
attorney's name and contact information. City staff will begin working on the
Development Agreement during Round 2.
RIPLEY DESIGN RESPONSE: ATTORNEY’S CONTACT INFORMATION INCLUDED WITH RESUBMITTAL.
Comment Number: 6
03/31/2023: DEVELOPMENT CONSTRUCTION PERMIT:
Please submit a cost estimate for all of the public infrastructure proposed by
this project. This will help City staff determine whether the project will require a
Development Construction Permit (DCP). You can find DCP information and a
Project Quantity Cost Estimate template at
https://www.fcgov.com/engineering/devrev.php#cb -38312-6601
HDS RESPONSE: Included.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
03/27/2023: FOR FINAL APPROVAL:
The final signed and stamped Transportation Impact Study will be need to be
included in the final documentation for this project.
RIPLEY DESIGN RESPONSE: THE SIGNED AND STAMPED TIS IS INCLUDED WITH THE RESUBMITTAL.
Comment Number: 2
03/27/2023: FOR FINAL APPROVAL:
Further details will be needed for the signing and striping of this project. We will
need to see the signs and stencils that are required for any ADA parking spots
detailed. Would also like to see a painted crosswalk on the north driveway for
the crossing that leads to the regional trail. A Stop sign for the south access
drive looks as though it is missing in Google Maps. Please add to plans.
RIPLEY DESIGN RESPONSE: ADA STENCILS AND SIGNS ADDED TO PLANNING SET.
Comment Number: 3
03/27/2023: FOR FINAL APPROVAL:
Are there plans to gate or sign the Emergency Vehicle drive through the sight, to
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indicate that this is not a primary access drive? No Parking - Fire Lane signs
may be needed along this drive, please coordinate with Poudre Fire Authority.
Additional No Parking signs might also be needed along Eastbrook to keep
motorist from parking too close to Emergency Vehicle access.
RIPLEY DESIGN RESPONSE: COLLAPSIBLE, WRENCH OPERATED BOLLARDS ARE SITED AT PLAZA/ EMERGENCY
ACCESS DRIVE ENTRANCES. THESE BOLLARDS ARE INTENDED TO DETER NORMAL VEHICLES FROM USING THE
EMERGENCY VEHICLE DRIVE AS AN ACCESS DRIVE. PLEASE SEE SITE PLAN FOR NOTATION AND DETAIL 9/ SHEET L5
WHICH NOTES HOW BOLLARDS ARE TO BE SIGNED WITH VERTICAL LETTERS ON BOTH SIDES STATING “FIRE
ACCESS”.
Comment Number: 4
03/27/2023: FOR INFORMATION:
The large shade trees throughout this sight will need to maintained so that they
do not impede the ability of a Fire Truck on any portion of the Emergency
Access Easement. They will need to be able to be trimmed up to a minimum
height for clearance. Please coordinate with PFA and Forestry.
RIPLEY DESIGN RESPONSE: ACKNOWLEDGED AND UNDERSTOOD.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca, , acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
03/24/2023: "Information Only:
This project is located within the City's MS4 boundaries and is subject to the erosion
control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM),
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.c om/erosion.
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the provided materials we were able to determine a total disturbed area.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
HDS RESPONSE: Acknowledged.
Comment Number: 2
03/24/2023: For Final Approval:
Please refer to the 13 comments from ACrecca in th e returned Erosion Control
Report/ Plans Redlines and make necessary corrections for next round of
review. All necessary information can be found in the City of Fort Collins
Stormwater Criteria Manual Chapter 2.
https://www.fcgov.com/utilities/business/builders -and-developers/development-f
Orms-guidelines-regulations/erosion/
HDS RESPONSE: Acknowledged and corrected
Comment Number: 3
03/24/2023: Fees:
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.
Based on the proposed site construction associated with this project we are
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assuming 1 lots, 1.30 acres of disturbance, 2 years from demo through build out
of construction and an additional 3.00 years till full vegetative stabilization due to
seeding. Which results in an Erosion Control Fee estimate of $1,974.06 .
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.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 0 number
of porous pavers, 0 number of bioretention/level spreaders, 0 number of
extended detention basins, and 1 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $415.00 . 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 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. "
HDS RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
03/31/2023: FOR APPROVAL:
Easement documents for the drainage easement must be provided for our
review with the next submittal.
HDS RESPONSE: Easement descriptions are included.
Comment Number: 2
03/31/2023: FOR APPROVAL:
Drainage report comments – There appears an issue with the stormtech water
quality sizing calculations. I am not clear if the full WQCV volume is provided
for. Please take a look at the redlines and contact me if you have any questions.
HDS RESPONSE: The calculations are corrected. The WQCV is 1.2% short and assumed it is accounted for with the
existing WQ pond adjacent to the parking.
Comment Number: 3
03/31/2023: FOR APPROVAL:
Provide a specific design detail for the stormtech intake manifold.
HDS RESPONSE: Detail included
Comment Number: 4
03/31/2023: FOR APPROVAL:
The proposed electric transformer, on the east side of the site, is too close to an
existing storm drain pipe. Since this is a private small storm pipe, 6 -ft minimum
separation is required.
RIPLEY DESIGN RESPONSE: TRANSFORMER RELOCATED TO PROVIDE 6’ CLEARANCE.
Comment Number: 5
03/31/2023: FOR APPROVAL:
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See redlines.
HDS RESPONSE: See plans for responses.
RIPLEY DESIGN RESPONSE: REDLINES FOR LANDSCAPE ADDRESSED.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
03/31/2023: FOR APPROVAL:
Will there be a separate irrigation service and meter? Show this on the Utility
Plans or submit evidence that the outdoor water use will be less than 30,000 gallons per year.
MPI RESPONSE: IRRIGATION WILL UTILIZE AN EXISTING ¾" TAP/METER ON THE SE CORNER OF THE SITE.
Comment Number: 2
03/31/2023: FOR APPROVAL:
Please review the water service sizing calculation. You submitted an IPC
calculations showing 177 GPM max demand. We require using the AWWA
M22 method. The M22 method usually results in a lower peak demand.
Regardless, our peak flow rating for a 2-inch disc meter is 160-gpm. The next
step up is the 3-inch compound meter with a max flow of 450 gpm. We would
rather have this building on a 2-inch disc meter if the calculations can support
this. Please review the water service sizing and submit an M22 calculation.
HDS RESPONSE: The project mechanical engineer confirmed that a 3” meter is needed.
Comment Number: 3
03/31/2023: FOR APPROVAL:
For the sewer connection to existing SSMH - Confirm if this will be a 6-inch or
8-inch service. If 8-inch – provide detail for coring the service to the manhole.
HDS RESPONSE: 8 inch service confirmed and detail included
Comment Number: 4
03/31/2023: FOR APPROVAL:
Regarding the existing hydrant at the SW corner of the site, check that the
hydrant is at least 30-inchs behind the curb. If not, it will need to be extended to
provide 30-inches clear.
HDS RESPONSE: Based on a site visit, the hydrant was measured to be 27” behind the face of curb.
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Comment Number: 5
03/31/2023: FOR APPROVAL
Landscape Plan Shrubs- need to provide 4-feet (min.) separation from the
water meter, grasses are fine. Please review and revise LS Plan.
RIPLEY DESIGN RESPONSE: LANDSCAPE PLAN REVISED.
Comment Number: 6
03/31/2023: FOR APPROVAL:
Provide an outdoor hydrozone plan to accompany the table with the Landscape
Plan. Please provide or point me to it if I missed it.
RIPLEY DESIGN RESPONSE: HYDROZONE PROVIDED IN PLANNING PACKAGE AS DIRECTED DURING STAFF REVIEW.
Comment Number: 7
03/31/2023: FOR APPROVAL:
See redlines.
HDS RESPONSE: See plans for responses
RIPLEY DESIGN RESPONSE: REDLINES FOR LANDSCAPE ADDRESSED.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
03/28/2023: FOR FINAL
Please show the routing of the primary line from the parkway to the relocated
transformer, and the secondary feed from the transformer to the meter location
on the Utility Plan to ensure adequate separations. Please note that all primary
installation within a drivable surface will require the use of flowfill.
HDS RESPONSE: Acknowledged. The proposed primary alignment is generally outside of pavement areas.
Comment Number: 2
03/28/2023: FOR FINAL:
With the transformer being relocated into the alley, vehicular protection, such as
bollards, walls, etc., will be required. Please show on the Landscape & Utility
Plan with associated Construction Details. These measure will be installed by
the Contractor after the installation of the transformer.
HDS RESPONSE: Bollards added and detail included
Comment Number: 3
03/28/2023: FOR FINAL:
Please show meter locations on the Landscape and Utility Plans.
HDS RESPONSE: Elec meter bank location is shown.
RIPLEY DESIGN RESPONSE: METER LOCATIONS SHOWN ON LANDSCAPE PLAN
Comment Number: 4
03/28/2023: FOR FINAL:
Please ensure there is adequate separation between the transformer and the
existing storm line and structure.
HDS RESPONSE: Acknowledged, transformer adjusted accordingly
Comment Number: 5
03/28/2023: FOR DCP:
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Thank you for supplying the One-Line Diagram. Please submit a C-1 Form at
the time of DCP.
ALM2S/ MEP RESPONSE: Acknowledged, a C1 form will be issued at the time of DCP.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
03/10/2023: FOR FINAL APPROVAL: Please indicate if supplemental shrub or
perennial plantings are planned for the NHBZ, and provide details if so.
RIPLEY DESIGN RESPONSE: NO ADDITIONAL SHRUB/ PERENNIAL PLANTINGS ARE PROPOSED FOR THE NHBZ.
Comment Number: 2
03/10/2023: FOR FINAL APPROVAL: A restoration plan (largely consisting of
weed management) is needed.
RIPLEY DESIGN RESPONSE: A WEED MANAGEMENT PLAN IS SUBMITTED WITH ROUND 2.
Comment Number: 3
03/10/2023: FOR DEVELOPMENT AGREEMENT AND DCP: Language
regarding the protection and enhancement of the Natural Habitat Buffer Zone
will be included in the Development Agreement for this project. A security will
need to be provided prior to the issuance of a Development Construction
Permit that accounts for the installation and establishment of the Natural Habitat
Buffer Zone. Prior to the FDP approval please provide an estimate of the
landscaping costs for the Natural Habitat Buffer Zone, including materials, labor,
monitoring, weed mitigation and irrigation. We will then use the approved
estimate to collect a security (bond or escrow) at 125% of the total amount prior
to the issuance of a Development Construction Permit.
HDS RESPONSE: Acknowledged
Department: Park Planning
Contact: Missy Nelson, , mnelson@fcgov.com
Topic: General
Comment Number: 1
03/28/2023: 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
03/28/2023: FOR FINAL: There is a regional trail spur north of your
development property. Parks is not going to allow encroachment into the 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 site & utility plan notes: “THERE SHALL BE NO ENCROACHMENT OF
THE VERMONT TRAIL EASEMENT OR TRAIL ITSELF. THIS INCLUDES ANY
RELATED CONSTRUCTION ACTIVITY, STAGING EQUIPMENT, OR
STORAGE OF MATERIALS.”
RIPLEY DESIGN RESPONSE: NOTE ADDED TO SITE PLAN.
Comment Number: 3
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03/28/2023: INFORMATION: The Parks Department must approve any
proposed connections to the existing trail system. Paved trail connections need
to be approved by PP&D and the Parks Department. Access to the
recreational trail spur from the internal bike/pedestrian system should be
provided at limited and defined access points and need to be ADA compliant.
RIPLEY DESIGN RESPONSE: THERE IS AN EXISTING CONNECTION TO THE TRAIL, AS SHOWN IN THE IMAGE BELOW.
IMPROVEMENTS TO THE EXISTING TRAIL SPUR ARE LIMITED TO ADA RAMPS AS IDENTIFIED IN THE PLANS (WHERE
SPUR CROSSES DRIVE AISLE ON APPLICANT’S PROPERTY).
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Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
03/24/2023: OBSTRUCTION OF THE FIRE APPRATUS ACCESS ROAD -
2021 IFC Local Amendment 503.2.1
The proposed string lighting above the new alley fire lane shall be installed with
a minimum of 14 feet of clearance below. A means of de-energizing and quick
removal of the overhead lights in the event of an emergency is required. Please
provide any signage details and note the means of de -energizing and removal
in the plans.
I have concerns with tables and chairs around the firepit/ patio areas. How do
you propose to prevent fire lane obstruction? Additional signage and striping
may be required in these areas or permanently mounted furniture.
RIPLEY DESIGN RESPONSE: NOTES PERTAINING TO STRING LIGHT HEIGHT AND DISCONNECT ADDED TO THE SITE
PLAN.
ADJACENT SITE FURNISHINGS (SUCH AS FIRE PIT, BENCHES, AND WASTE RECEPTACLES) ADJACENT TO FIRE LANE
ARE TO BE PERMANENTLY MOUNTED OURSIDE OF EAE. SOFT SEATING HAS BEEN REMOVED FROM AREAS NEAR
EAE.
Comment Number: 2
03/24/2023: FIRE LANE LOADING - 2021 IFC Local Amendment Appendix D102.1
Please add a note to the civil plans indicating that the Heavy -Duty Concrete
Pavement will support 40 tons.
HDS RESPONSE: Note added to the grading plan where pavement types are d elineated.
Comment Number: 3
03/24/2023: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign
type, placement, and spacing. Appropriate directional arrows required on all
signs. Posting of additional fire lane signage may be determined at time of fire
inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
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specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
HDS RESPONSE: Fire lane signage added
Comment Number: 4
03/24/2023: EMERGENCY ACCESS EASEMENT
The EAE shall be dedicated for the entire width of the drive aisle. Please
correct on private drive throughout the parking areas.
HDS RESPONSE: Acknowledged and corrected
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
03/27/2023: 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 l ocal amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria c an be found here: https://www.fcgov.com/building/codes
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 amendmen t.
· 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 to 30ft of fire separation distance
(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 multifamily 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.
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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.
· 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 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.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting 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 listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a pre-submittal meeting.
ALM2S RESPONSE: Code comments acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 2
03/27/2023: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets.
See redlines.
HDS RESPONSE: Acknowledged and corrected
Topic: General
Comment Number: 1
03/27/2023: FOR FINAL APPROVAL:
One project name needs to be chosen for all plan sets. Some sets are named
Seven Generations Multifamily & some are Seven Generations Apartments.
RIPLEY DESIGN RESPONSE: ONE NAME IS PROVIDED ON RESUBMITTAL (SEVEN GENERATIONS MULTIFAMILY).
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
Page 15 of 15
03/22/2023: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RIPLEY DESIGN RESPONSE: IRRIGATION PLANS SUBMITTED WITH FIRST ROUND; A REVISED IRRIGATION PLAN SET IS
PROVIDED WITH ROUND 2.