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HomeMy WebLinkAboutBLOOM FILING FIVE - MA230059 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS May 10, 2023 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing 1 Amendment, Conceptual Review Comment Responses Dear Ms. Bethurem Harras Thank you for your Bloom – Filing 1 Amendment review comments which we received on February 10, 2023. Our development team has reviewed all the comments and have addressed them in the following pages. 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 Development Review Coordinator – Brandy Bethurem Harras Topic: General 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Thank you; we will include you on all correspondence. 2. The proposed development project is subject to a Minor Amendment and Minor Subdivision. These processes will run concurrently. The decision maker for your project will be the Director of Community Development and Neighborhood Services, or their designee. Response: Thank you. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Thank you; we will follow the guide as indicated, and submit questions to you as they come up. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Thank you; we will follow the checklist as indicated, and submit questions to you as they come up. 5. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: We will respond to each question thoroughly and with references to applicable documents. 6. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms may be appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: We will name submittal files as indicated. 7. 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/sfdcarticles/sfdcarticles/ Drawing text appears as Comments in a PDF created by AutoCAD.html Response: All files will be submitted in reduced sizes with layers removed. 8. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Response: All fees will be paid as indicated. 9. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: All fees will be paid as indicated, likely by check. 10. Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: All submittals will be made as indicated. 11. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: As discussed in the Concept Review meeting on 2/8/23, no Neighborhood Meeting is required, and as such, we do not intend to host a Neighborhood Meeting. Please advise if this changes. 12. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: All resubmittals will be complete within the timeframe indicated. Historic Preservation – Jim Bertolini Topic: General 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Thank you for your comment and initial concept review. Environmental Planning – Scott Benton Topic: General 1. No comments. Response: Thank you for your comment and initial concept review. Forestry – Carrie Tomlinson Topic: General 1. Thank you for correcting the grading near the vet clinic. Please also include a tree protection area for the critical root zones of the trees on along the fenceline. This should be a dotted line approximately 8 10 feet from the fence row showing less than 4 inches of grade change under the drip lines of the trees. Response: No revisions to proposed grading are planned for this area as part of the Minor Amendment. All grading within this area has already been approved with the Filing One BDR. Any tree protection required on site will be installed per City requirements as indicated in the tree protection notes on sheet LP001 and detail 3/LP501. Engineering Development Review – Sophie Buckingham Topic: General 1. This project will require a replat. Please work with Technical Services to determine the appropriate name for the new plat. Response: Plat provided. 2. The project will need to be in compliance with the recorded Public Benefits Agreement and Bloom Filing One Development Agreement. If needed, the Bloom Filing One Development Agreement could be amended with this project. Response: This project will be in compliance with the recorded Public Benefits Agreement and Filing One Development Agreement. We will discuss with the City if the DA needs to be amended as the project progresses. 3. Are you proposing any changes to the public right of way and easements dedicated by the Bloom Filing One plat? Easement vacations can be processed administratively, but right of way vacations require City Council approval. Response: No R.O.W. changes are proposed. There are easements that are updated along with lot/tract adjustments. 4. Will any additional right of way and easements be dedicated with this project? This can be done on the plat. Response: No R.O.W. changes are proposed. There are easements that are updated along with lot/tract adjustments. 5. Irrigation lines are a private utility. If they cross public right of way, the crossing must be at a 90 degree angle. Any private utilities with a diameter of 8 inches or larger will require a major encroachment permit to cross public right of way. Response: All ROW crossings have been adjusted to be at a 90-degree angle. Hines acknowledges a major encroachment permit is needed for irrigation lines larger than 8 inches and assumes that this will be provided by Galloway. 6. You would not need to submit a new DCP application in order to phase the project, although you would most likely need to amend the Filing One Development Agreement. We will need to determine how much infrastructure is necessary to support each phase. You can still submit a single bond to cover all of the public infrastructure, and then the bond can be reduced after each phase is completed. Please also keep in mind the infrastructure needed to support each future filing of Bloom. Response: The Filing One Development Agreement did not need to be amended. A bond will be issued to cover the public infrastructure. 7. There is a sheet in the Filing One utility plans, Sheet C7.20, that was not signed and stamped by the engineer. This can be fixed with a utility plan revision. We can do a revision for just that sheet, or it can be part of a larger set of revisions with this amendment project. The timing is up to you, but it will need to be fixed before the infrastructure shown on Sheet C7.20 can be constructed. Response: These sheets were provided separately 8. The remaining comments are general information that is provided to every project at the conceptual stage. Since this project will be amending an approved plan set, some of these standard informational comments may not be relevant. Likewise, additional requirements not included in this list may become relevant when the plans are officially submitted. Feel free to contact me with questions at sbuckingham@fcgov.com or 970 416 4344. Response: We understand the nature of amending an approved plan set and that some general information comments may not be relevant. We appreciate your review. 9. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: We understand that impact and expansion fees are due prior to building permit issuance, and will issue payment for such fees at that time. 10. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: We understand that any damaged curb, gutter and sidewalk will need to be replaced prior to issuance of a CO. 11. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: No changes to ramps are proposed from the original approved plans. 12. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban area street standards 2021 Response: Public improvements are per LCUASS and local utility provider standards. 13. INFORMATION: This project is responsible for dedicating any right of way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right of way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php Response: The easements as part of filing 1 were not adjusted with one exception to make the easement the standard 9’ 14. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility plans provided. 15. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: With this being an amendment the construction is underway on the full site. 16. INFORMATION: LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design. Response: No adjustments to parking are proposed as part of this amendment. 17. INFORMATION: All fences, barriers, posts or other encroachments within the public right of way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/landscape plan is in non compliance. Response: Encroachment permits will be requested separately if necessary. 18. INFORMATION: The development/site cannot use the right of way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Response: LID is not being revised with this amendment and none was previously placed in ROW. 19. INFORMATION: Doors are not allowed to open out into the right of way. Bike parking required for the project cannot be placed within the right of way and if placed just behind the right of way need to be placed so that when bikes are parked they do not extend into the right of way. Response: There is no bike parking within the right of way. 20. INFORMATION: In regard to construction of this site, the public right of way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Staging and storage are per Filing 1 as this is a minor amendment. Traffic Operations – Steve Gilchrist Topic: General 1. Please verify that the information in the second comment in your narrative will reduce the number of units in this area by two units, and those are not being moved to another location at this time. If this is the case then the reduction in the number of units would be insignificant to the overall trips generated by this site, and would not require and updates to the TIS. Response: Two lots have been rotated and 2 lots have been removed. 2. Please verify whether or not comment five in your narrative will change the overall number of units in this area. If not, then no further updates to the TIS will be required. Response: The intent with this is not additional residential units but the garage unit. 3. Please expand on whether or not the Phasing Adjustment in comment eight will change the infrastructure originally planned in Bloom Filing One and whether or not this will still support the future filings. Response: The site infrastructure will not change and just completed in stages. Erosion Control – Andrew Crecca Topic: General 1. Proposed changes may trigger alterations and resubmittal of erosion control materials and recalculate associated fees. 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. 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: The updates within the minor amendment include the splitting of pond G. These 2 ponds will be updated with future completion of these tracts and are to be temporarily seeded. There will be the addition of a temporary swale along the southwest edge of the future commercial area and temporarliy seeded. The other item would be the removal of 2 lots and the rotation of 2 lots. Stormwater Engineering – Water Utilities Topic: Master plan and criteria compliance 1. The design of this site must conform to the drainage basin design of the Boxelder/Cooper Slough Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilitydevelopment. Response: Storm updates have been presented in separate meetings. Storm sheets have been updated and drainage report has been updated. 2. This site is also part of the Bloom development and must conform to the drainage design of the approved development plans. Response: Storm updates have been presented in separate meetings. Storm sheets have been updated and drainage report has been updated. Topic: Documentation requirements 3. A drainage report addendum that addresses the changes along with utility plan revisions will need to be submitted with the minor amendment for approval. Response: An updated report has been provided. Topic: Stormwater outfall 4. The stormwater outfall options for this site are per the approved Filing One Bloom Drainage Report. Response: Outfall and rates remain the same. Topic: Detention requirements 5. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: These requirements will be maintained Topic: Detention Drain Times 6. Per Colorado Revised Statute §37 92 602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. Response: Drain times presented. Topic: Inspection and maintenance 7. There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/whatwedo/stormwater/stormwaterquality/lowimpactdevelopment Response: We will work with city staff to address the drainage certification at time of close out. Topic: Offsite Stormwater Flows 8. The development will need to accept and pass any existing offsite flows. Response: No change will occur to the function for offsite flows from the Filing 1 report Topic: Timing with Bloom Filing 4 9. A round of review of the minor amendment will be needed to determine if the new detention pond configuration is feasible and if it satisfies the basic requirements for the site. Basic requirements entail necessary volume, appropriate side slopes, bed material etc. If found satisfactory, then Bloom Filing 4 may proceed to Hearing without issue. Response: This has been coordinated with the design team for Filing 3 and 4. some modifications may be required with the final grading of filing 4 and the g1 pond might be refine with the improvement of the commercial parcel. Water Wastewater Engineering – Water Utilities Topic: General 1. OTHER SERVICE DISTRICT - This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493 2044 (ELCO) and (970) 498 0604 (Boxelder) for development requirements. Response: Updates have been coordinated with ELCO. Electric Engineering – Tyler Siegmund Topic: General 1. No Comments at this time. Please contact Light and Power if these proposed changes affect Light and Power. Response: Thank you, we will do so. Fire Authority – Marcus Glasgow Topic: General 1. FIRE APPARATUS ACCESS: Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. The change from Single Family Detached to Condo (Multifamily) would require review of the access to the structures and may require some significant changes to the site plan. Any alleys used for access would need to meet fire lane requirements and dedicated EAE. Response: No changes proposed to fire access with this amendment. 2. FIRE LANE SPECIFICATIONS: A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: a. Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. b. Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. c. Access roads with a hydrant are required to be 26 feet in width. d. Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. e. Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. f. Dead end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. g. Dead end fire access roads used for aerial access shall be 30 feet in width h. The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. i. Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. j. Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. k. Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. l. Appropriate directional arrows required on all signs. Response: No changes proposed to fire access with this amendment. 3. WATER SUPPLY: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial/multifamily building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. If the condos are considered Multifamily, the required spacing and flow of hydrants will change. Response: No changes proposed. 4. GROUP R SPRINKLER SYSTEMS: New multi family buildings 4 stories or less or with floor levels 30 feet and below fire department vehicle access shall be provided with minimum NFPA13R fire suppression systems and Attic Protection as amended in 903.3.1.2.3 a. Exception 1: M F units with six (6) or fewer dwelling units per building provided the units are separated by one hour construction (walls & floors). b. Exception 2: M F units with seven to twelve (7 12) units per building provided the units are separated by two hour construction (walls & floors). Response: Buildings will be sprinkled as required. 5. FIRE DEPARTMENT HOSE CONNECTION IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507 11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pd f Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire suppression system contractors Response: Fire department connections will be installed as required, with adequate permits obtained. 6. 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. The address numbers for one- and two- family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. 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: No changes proposed to the premise identification approved Filing 1 plans with this amendment. Building Code Review – Russell Hovland Topic: General 1. 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. Response: Construction will comply with adopted building codes. 2. INFORMATIONAL ITEMS: a. Electric vehicle charging parking spaces are required, see local amendment. b. 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. c. 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. d. 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. e. Bedroom egress windows required below 4th floor regardless of fire sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. f. If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. g. A City licensed commercial general contractor is required to construct any new multi family structure. h. 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. Response: The above informational items will be addressed as needed. 3. 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: This project does not need stock plans, as buildings are different. 4. 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 their Coordinator to schedule a pre submittal meeting. Response: A BP pre-submittal meeting will be held as indicated. Technical Services – Jeff County Topic: General 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: This amendment matches filing 1 approved plans related to the datum. 2. Plats cannot be amended, a replatting of the area needing changes will be required. When submitting the replat for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. Response: Updated Plat provided. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. Response: Will be provided if necessary. 4. Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: Closure report will be provided when necessary.