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HomeMy WebLinkAboutBLOOM FILING TWO - FDP230002 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS April 26, 2023 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing Two FDP Round 1 Comments Dear Ms. Bethurem Harras Thank you for your Bloom – Filing Two FDP Round 1 review comments which we received on February 14, 2023. Our development team has reviewed all the comments and have addressed them in the following pages and on the attached redlined plan sets. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen, Principal Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 02/14/2022: 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! Response: Comment noted; thank you. Comment Number: 2 02/14/2022: INFORMATION: 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. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Response: Comment noted; thank you. This letter provides detailed responses to each comment as requested. Comment Number: 3 02/14/2022: INFORMATION: 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. *Please disregard any references to paper copies, flash drives, or CDs. Response: Comment noted; thank you. We believe we have named all files in the manner requested by the City. Comment Number: 4 02/14/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/ Drawing-text-app ears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Comment noted; thank you. All plans have been optimized per City standards. Comment Number: 5 02/14/2022: INFORMATION: 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. Response: Understood. Thank you. Comment Number: 7 02/06/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Understood. Thank you. Comment Number: 8 02/06/2023: 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. Response: Understood. Thank you. We believe we have sufficiently addressed all comments as part of this resubmittal. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 02/14/2023 FOR FINAL APPROVAL: Staff redlines are provided on the FDP site and landscape plan. Redlines include: - Tightening up the directness of walkway connections between the street sidewalk and Buildings 9, 10 and 13. Response: Walkway connections are indirect in some cases in order to meet ADA requirements. Landscape boulders have been added in the small landscape strip to provide interest along the street in these areas and reduce maintenance of these small landscape strips. Additional stone steps have also been added, where appropriate, for more direct access. - Restoring turf areas in Amenity Areas A,C, and D that have been converted to passive rain gardens. Response: Site and landscape plans have been revised to reflect new LID design that includes underground storm storage. Sod areas are now included at reasonably flat grades to create usable lawn space within LID areas. - Resolving ground-mounted A/C unit placement that are depicted in isometric view and not on the site or landscape plan. Response: AC units are shown on the site and landscape plans. Landscape screening with mostly evergreen or semi-evergreen shrubs has been added. Plant selections are specific to areas that will see shade or full sun. Trees are also still included in front of AC units in some locations for additional visual interest. Comment Number: 2 02/14/2023: FOR FINAL APPROVAL: There are several areas of the plan that are intended to serve the general public but are not depicted as a public access easement on the Plat (Amenity Area A, B, C, D, Aria Ped Spine, and Trail in Tract DD. Please update the plat accordingly. Response: The Plat has been updated to provide public access Tracts. Comment Number: 3 02/14/2023 FOR FINAL APPROVAL: Please depict all utility meter locations on building elevations. Response: All electric meters are planned to be housed in the electric meter rooms within each of the respective condo buildings (both 2-story & 3-story). If the space required within these rooms is not adequate for the amount of meters required, we have added a callout on the building elevations to show where additional meters can be banked, if needed. Architectural Exterior Color Revisions: 2-Story & 3-Story Condo exterior color schemes have been revised to create a more urban and modern image that is consistent with Bloom’s brand and provides a balanced transition to the adjacent Mosaic community. With targeted home buyers including first time home buyers, young professionals, young families, or move down buyers, the colors are meant to provide contrast of hard lines with bold and colorful accents. Although some colors reflect more monochromatic, modern color applications responding to today’s buyer preferences, other examples are more muted and showcase earth-tone palettes to help balance the street. It was important to maintain consistency in application across all studies to create a campus feel. Some colors become accentuated in the body for a building, while a similar color may be found as an accent door for another to create continuity and balance. In addition, most of these color schemes only occur once within the site thank to the variety in elevation styles and colors provided. Please reference the architectural typology sheet A-01 location map for reference. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 1 02/13/2023: FOR FINAL APPROVAL: Please use the standard construction notes from LCUASS Appendix E-2. The FC Stormwater Criteria Manual is referenced in Storm Drainage note #4, so there is no need to use the FCSCM notes, unless you would like them listed in the plans. In which case, we will still need LCUASS construction notes. Response: The standard construction notes from LCUASS have been added. Comment Number: 2 02/13/2023: FOR FINAL APPROVAL: The engineer signing these plans also needs to sign the statement: "I hereby affirm that these final construction plans were prepared under my direct supervision, in accordance with all applicable City of Fort Collins and State of Colorado standards and statues, respectively; and that I am fully responsible for the accuracy of all design, revisions, and record conditions that I have noted on these plans". This needs to be on the cover sheet with a space for the engineer to sign. Response: This statement has been added to the plan set. Comment Number: 3 02/13/2023: FOR FINAL APPROVAL: We need the following Indemnification Statement on the title sheet: "These plans have been reviewed by the Local Entity for concept only. The review does not imply responsibility by the reviewing department, the Local Entity Engineer, or the Local Entity for accuracy and correctness of the calculations. Furthermore, the review does not imply that quantities of items on the plans are the final quantities required. The review shall not be construed in any reason as acceptance of financial responsibility by the Local Entity for additional quantities of items shown that may be required during the construction phase." This will need to be followed by a signature spot for the design engineer to sign. Response: This statement has been added to the plan set. Comment Number: 4 02/13/2023: FOR FINAL APPROVAL: Is the phasing plan on sheet 77 only for erosion? If not, you will want to show phasing in the existing/demo sheet as well. Response: A note has been added to the Cover Sheet that the proposed development will be constructed all in one phase. Comment Number: 5 02/13/2023: FOR FINAL APPROVAL: The easement line types aren't matching up with the legend. Please match the legend to what is shown. Response: The easement line types on the legend have been updated to match what is shown on the plans. Comment Number: 6 02/13/2023: FOR FINAL APPROVAL: Water service linework doesn't match the legend in the utility sheets. Response: The water service line types have been updated to match what is shown on the plans. Comment Number: 7 02/13/2023: FOR FINAL APPROVAL: The vicinity map in the Title sheet seems to show the site location incorrectly. In the vicinity map it is bisected by a railroad, which isn't shown in the plans. Please update the site location. Response: The vicinity map has been updated. Comment Number: 8 02/13/2023: FOR FINAL APPROVAL: Please add a note and/or light shading to indicate proposed asphalt in the horizontal control plan. Response: Asphalt shading has been added to the horizontal control plan. Comment Number: 9 02/13/2023: FOR FINAL APPROVAL: Some utility service lines are shown as connecting to the mains in the streets rather than stubbed. Is this correct? See redlines on 4.2. Response: The service lines referenced in this comment are part of Bloom Filing 1. The stubs will be added and shown per the Bloom Filing 1 Amendment anticipated to be formally submitted for review in the early-to-mid part of May. Comment Number: 10 02/13/2023: FOR FINAL APPROVAL: The planset has the trenching detail for the sewer utility but does not seem to have the LCUASS detail for utility trenching. The sewer detail encompasses the compaction zone around the pipe but does not address the compaction zone above the pipe. The planset should include both the sewer providers detail and the LCUASS trenching detail to cover the complete installation of the utility within the right of way. Response: Both details have been added to the plan set. Comment Number: 11 02/13/2023: FOR FINAL APPROVAL: I'm not seeing any sight distance easements in the plat. This was requested in PDP comment #27. Easements are only needed outside of the ROW. Response: The sight distance easements have already been dedicated with the Bloom Filing 1 Plat. Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General Comment Number: 12 02/14/2023: INFORMATION: Please let us know when you hear back from your geotechnical engineer about the recommended timing for updating the soils report. As discussed in an email exchange, the existing soils report is outdated. Response: An updated soils report is included in this submittal. Comment Number: 13 02/14/2023: INFORMATION: We expect to be able to provide a draft Development Agreement at the end of or shortly after Round 2 of FDP. Response: Understood. Thank you. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 02/13/2023: FOR FINAL APPROVAL: Stop signs should be placed in advance of the sidewalks as you approach each intersection. This protects the sidewalk/crossing and requires vehicles to stop for pedestrians in the sidewalk. There are a few that are placed after the sidewalk like the signs approaching Flourish and Crusader. Response: Stop signs have been relocated and placed in advance of the sidewalks. Comment Number: 2 02/13/2023: FOR FINAL APPROVAL: On the drive east of Aria off of Crusader, consideration should be made to install the W14-2p No Outlet signs above the Stop sign to indicate to vehicles that there is no other means of egress from that access. Especially if it is not readily apparent or visible that the alley doesn't continue through. Response: A W14-2p “No Outlet” sign has been added at this entrance, as requested. Comment Number: 3 02/13/2023: FOR FINAL APPROVAL: Did Poudre Fire Authority require the removal of parking on Sykes adjacent to Building 2 for a fire lane? If so we may need to look utilizing arrows on the signs to indicate exactly where the restriction is applicable. Given the proximity to the west drive access, parking should be restricted all the way up to the drive access as any vehicle parked west of the current sign location would create a sight distance issue for those exiting the alley. Response: Understood. Signs with directional arrows have been added to the plan set. Department: Stormwater Engineering Contact: Andrew Crecca, , acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 02/10/2023: INFORMATION: 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.com/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. This project is part of a larger common development. 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. Response: Understood; all required permits will be pulled prior to construction. Thank you. Comment Number: 2 02/10/2023: 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 assuming 13 lots, 9.00 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 $2,294.85. 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, 9 number of bioretention/level spreaders, 0 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $2,835.00. 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. Response: The most recent set of plans have been updated to include 7 bioretention/level spreaders, and 3 underground treatments. Topic: General Comment Number: 3 02/10/2023: FOR FINAL APPROVAL: Please refer to returned round 1 comments and redlines and provide updated materials reflecting changes. FDP230002 - Bloom Filing Two_ Round 1_ESC Redlines and Comments.pdf Response: Comments made by Staff within plan sets have been directly address on appropriate plan sets. Please see RTC plansets included as part of this resubmittal. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 02/14/2023: FOR FINAL APPROVAL: The hatching in the rain gardens needs to represent the soil media location, which is typically the bottom area. It appears the side slopes are hatched as well, which does not need the media. Response: The hatching in the rain gardens has been updated to represent only location of soil media. Comment Number: 2 02/14/2023: FOR FINAL APPROVAL: Forebays are required at entry points into the rain gardens. Please revise. Response: Forebays have been added at all entry points to the rain gardens. Comment Number: 3 02/14/2023: FOR FINAL APPROVAL: Only flows being treated for water quality in the raingardens should enter them, or pass through. In Rain Garden E, flows that are already being treated are entering the rain garden. This can "over tax" the rain garden and hurt functionality. Please revise the north-south storm sewer to enter the main detention pond directly. Response: After discussions with the City and consulting the future Amendment to Filing 1 Drainage Report, the existing storm line has been revised to route restricted flow to the LID feature and bypass in the larger storm events to the Extended Detention Basin. Comment Number: 4 02/14/2023: FOR FINAL APPROVAL: Please label all proposed storm sewers as public or private. It appears most storm sewer will be private. Response: Public and private storm sewer labels have been added to the plans. Comment Number: 5 02/14/2023: FOR FINAL APPROVAL: On Sheet C6.13, please cross-out the Standard Inlet Grate on the Type C Inlet detail since the mesh grate is to be used. Response: This detail has been crossed out on the sheet. Comment Number: 6 02/14/2023: FOR FINAL APPROVAL: Please clarify why all the inlet details have the grate at a slope. Typically, these grates are horizontal. Response: Inlets were sloped at the grate to provide additional depth at the back of the inlet, which allowed for the outlet pipe to be placed at a higher elevation to achieve the negative slope necessary to tie into the existing storm system on Bloom Filing 1. Comment Number: 7 02/14/2023: FOR FINAL APPROVAL: Please clarify where LID basin 19 is located. Could not find this on the exhibit. Response: LID Basin 19 was removed from the design. It has been removed from the Table on the LID location sheet. Comment Number: 8 02/14/2023: FOR FINAL APPROVAL: Additional analysis/documentation is needed for the 100-year flows passing through the rain gardens. Specifically, if flows are passing over a spillway, calculations need to show it is stable and their is capacity. If 100-yr flows go into an inlet structure, are these sized to take the100-yr flows. Response: The necessary calculations and analysis/documentation have been provided to show spillways and inlets are stable and sized adequately. Comment Number: 9 02/14/2023: FOR FINAL APPROVAL: On Sheet LP103, there are proposed trees too close to a couple main storm sewer lines. Please revise to 10 feet separation. Response: Trees have been adjusted for clearance. Comment Number: 10 02/14/2023: FOR FINAL APPROVAL: On Sheet LP101, LP104 and LP105, I would like to discuss shifting a few pipes and/or trees slightly to achieve 6 ft of separation. Response: All trees have been moved to achieve 6 feet of separation. Comment Number: 11 02/14/2023: FOR FINAL APPROVAL: Please show the proposed underdrains in the rain gardens on the detailed Utility plans. Response: Proposed underdrains have been added and labeled on the Utility plans. Comment Number: 12 02/14/2023: FOR FINAL APPROVAL: In the Drainage Report, page 11, the table documenting percent LID treatment does not match the LID table in the plan set. Please revise. Response: The tables have been revised so they match correctly. Comment Number: 13 02/14/2023: FOR FINAL APPROVAL: In the LID table, please add area required and provided of soil media in addition to the volume. Response: This information has been added to the LID table. Department: Water Conservation Contact: Emma Pett, epett@fcgov.com Topic: General Comment Number: 1 01/25/2023: FOR FINAL APPROVAL: Please provide a detailed and complete irrigation plan that includes your water budget, hydrozones, 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. Response: Irrigation plans that correspond with PIP requirements are provided with this resubmittal. Comment Number: 2 02/15/2023: Sent via email to Patrick McKeekin Can your submit an irrigation plan that includes the following: • Location of all backflow prevention assemblies • Pressure calculation worksheet • Smart Controller Chart o List of all zones, numbered and what they serve o Precipitation rates o Soil type o Microclimate for zone Response: These items will be submitted with the Final Irrigation Plan (FIP). Preliminary Irrigation Plans are included as part of this resubmittal. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 02/14/2023: FOR FINAL APPROVAL: Please show the electrical routing in the parkway along the public roads surrounding the project. Electric routing was provided in the Bloom Filing One plans. Response: The electrical routing on the Bloom Filing 1 plans has been added to the Utility plans. Comment Number: 2 02/14/2023: FOR FINAL APPROVAL: Please shift the proposed transformer that feeds building 3 to the east outside the limits of the utility easement. Response: The transformer has been shifted outside of the utility easement. Comment Number: 3 02/14/2023: FOR FINAL APPROVAL: Please ensure that the private electric service lines to the buildings do not encroach into any proposed rain gardens/LID features. Response: Private electric service lines have been moved so as not to encroach on rain gardens or LID features, where possible. Comment Number: 4 02/14/2023: INFORMATION: Multi family buildings and duplexes are treated as customer owned services; therefore a C-1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms- guidelines-regulations Response: Understood. Thank you. Comment Number: 5 02/14/2023: 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-investment- development-fees Response: Understood. Thank you. Comment Number: 6 02/14/2023: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038 437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers Response: Understood. Thank you. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 02/14/2023: FOR FINAL APPROVAL: POLLINATOR MASTER PLAN - More detail and additions are needed to satisfy the Pollinator Master Plan: - The entirety of the Pollinator Master Plan needs to be included in Filing 2. It will need to be included on all Bloom filings. That way the details and requirements will be clear for all future entities involved. Response: Overall Pollinator Master Plan is included with the revised drawing set. - The way in which you indicate the location of pollinator features is not clear on the landscape plan. For instance, a 'Supplemental Minor Pollinator Node' is shown in the northeast corner of Aria Way and Comet Street but it's unclear what and where that is precisely on the detailed landscape plan sheet (LP101). The same could be said for the other nodes whether major or minor. Possibly an outline or label could indicate the location. Response: Asterisk symbols have been added to denote specific pollinator nodes on the landscape plan. Additional areas of pollinators are also included throughout the site. - Which typical node example from the Filing 1 Master Plan do the Filing 2 nodes correspond to? Response: A number and key has been added to the pollinator master plan and landscape plan along with the asterisk to indicate what type of node is being met in each location. - The Filing 1 Master Plan also stipulates distance requirements between pollinator features. Please indicate distances to ensure these are adhered to. Response: Distances between pollinator nodes have been added to the landscape plan. Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com Topic: General Comment Number: 1 02/07/2023 FOR FINAL APPROVAL: Please move tree on east side of building #10 away from the storm main line. Response: Tree has been adjusted away from storm main. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 02/13/2023: FOR FINAL APPROVAL: FIRE LANE LOADING - Please provide note to utility plans indicating the EAE is designed to support 80,000 lbs. Response: This note has been added to the Utility plans. Comment Number: 2 02/13/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Understood; addressing will occur as indicated above. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 02/13/2023: BUILDING 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 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-family 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. · 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. Response: Understood, thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 5 02/14/2023: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Response: Benchmark statements have been revised to match on all sheets. Topic: Landscape Plans Comment Number: 3 02/14/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Line over text issues have been corrected. Comment Number: 4 02/14/2023: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Text has been masked and line over text corrected. Topic: Plat Comment Number: 1 02/14/2023: 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 Response: Redlines on the Plat have been addressed. Topic: Site Plan Comment Number: 2 02/14/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Line over text issues have been corrected. Department: Outside Agencies Contact: Brian Zick, Boxelder Sanitation District, brianz@boxeldersanitation.org, Topic: Plat Comment Number: 1 02/14/2023: FOR FINAL APPROVAL: Standalone easement will be required for all sewers that are not located in the public R.O.W. and in alley tracts. The easements are necessary to address access and maintenance issue that are not included on the plat. Standard easement width for Boxelder is 30-feet. District Easement template has been sent to the engineer. Response: A non-exclusive easement by separate document has been prepared and included with this submittal. Comment Number: 2 Remove signature lines for Boxelder from the Plat. Response: Signature lines have been removed from the Plat. Topic: Drawings Comment Number: 1 Boxelder signature blocks are needed on the cover sheet or on all sewer sheets. Response: Boxelder signature block has been added to the Cover Sheet. Comment Number: 2 It appears that the building sewer service are located in the center of some building and the ends of other buildings. Would it be possible to change the service location on Building 7 to eliminate the short line, Building 8 to eliminate SSMH 4.0 and the sewer in the drive and Building 13 to eliminate SSMH 3.0 and the sewer in the drive. Response: Sanitary sewer service connections have been revised to eliminate unnecessary main lines and manholes. Contact: Melissa Buick, Lake Canal Company, melissahbuick@gmail.com, , Topic: General Comment Number: 1 02/17/2023: INFORMATION: Please see the general comments from Lake Canal Company and let me know if there are any questions. Response: Understood. Thank you . Comment Number: 2 02/17/2023: INFORMATION: Lake Canal has a prescriptive easement for the delivery of irrigation water to its shareholders through the Lake Canal ditch system and its structures. The easement is 100 feet in total, 50 feet on each side of the ditch being measured from the centerline of the ditch. Access to the ditch must remain unobstructed for maintenance, repair and replacement of the ditch or its structures. Maintenance may include burning, spraying and require access by heavy equipment. Lake Canal has the right to remove trees, brush and debris obstructing the flow of water for delivery to its shareholders, but is not the landowner and is not responsible for maintaining the property, that responsibility falls to the landowner. Response: Understood. Thank you. Comment Number: 3 02/17/2023: INFORMATION: Requests for ditch crossings, any encroachment to the ditch and/or the ditch easement or for historical discharge into the ditch are subject to plan review and Board approval, requires a legal agreement be in place prior to any work being done and may be subject to an engineering review. Lake Canal requests a list of ditch crossings, encroachments, requests for variances or historical discharge necessary or proposed as part of this development to complete them in a timely manner and not to delay construction or any approvals necessary. Response: Understood. Thank you. Comment Number: 4 02/17/2023: INFORMATION: Lake Canal prefers the ditch and or ditch easement to be crossed via directional bore. Installation via an open cut of the ditch will be reviewed on a case by case basis and the fees will be adjusted accordingly. Directional bores are requested to be a minimum of 10 feet below the bottom of the ditch. Installations less than 10 feet below the bottom of the ditch will require a steel casing and/or a concrete cap. Response: Understood. Thank you. Comment Number: 5 02/17/2023: INFORMATION: Access to the ditch must remain unobstructed and may require curb cuts for access off the public streets onto the ditch access road and limits landscaping within the ditch easement to ensure continued access for vehicles and heavy equipment when necessary. Response: Understood. Thank you. Access requirements to the ditch will be met.