HomeMy WebLinkAboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - FDP230007 - SUBMITTAL DOCUMENTS - ROUND 3 - 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
June 02, 2023
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Heartside Hill Residential Development, FDP230007, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Heartside Hill Residential Development. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
03/14/2023: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence with other
reviewers and keep me informed of any phone conversations. Thank you!
Comment Number: 2
03/14/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
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Comment Number: 3
03/14/2023: SUBMITTAL:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
Comment Number: 4
03/14/2023: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Comment Number: 5
03/14/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Comment Number: 6
03/14/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
03/14/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Comment Number: 8
03/14/2023: 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.
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Comment Number: 9
03/14/2023: INFORMATION:
LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years
following the approval of a final plan or other site-specific- development plan, the
applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm
drainage) in accordance with city codes, rules and regulations. The period of
time shall constitute the "term of the vested property right." Failure to undertake
and complete such engineering improvements within the term of the vested
property right shall cause a forfeiture of the vested property right and shall
require resubmission of all materials and reapproval of the same to be
processed as required by this Code. All dedications as contained on the final
plat shall remain valid unless vacated in accordance with law.
Department: Engineering Development Review
Contact: Dave Betley dbetley@fcgov.com 970-221-6573
Topic: General
Comment Number: 1
05/22/2023: FOR FINAL APPROVAL: No response was provided for this comment.
Please add a signature block for PVRA or provide discussion and coordination
as with PVRA as to why it is not needed with justification.
03/07/2023: FOR FINAL APPROVAL: The plans will need a signature block from PVRA.
RESPONSE: PVREA confirmed that they do not need to sign off on the plans. A copy of
the email correspondence has been sent to you.
Comment Number: 2
05/22/2023: FOR FINAL APPROVAL: The engineer has answered that the curves were
added to the table. It appears that the all curves after C95 have been
eliminated from the curve table? These curves do not appear on the table anymore?
03/07/2023: FOR FINAL APPROVAL: Curves C103 and C104 on the horizontal control
plan are not listed on the curve table on sheet C1.01.
RESPONSE: The line and curve tables were updated, including the numbers.
Comment Number: 4
05/23/2023: FOR FINAL APPROVAL: A portion of the sidewalk ramps at the entrance on
Brittany Street are located within the private access easement. A clear
demarcation will need to be developed. The public access easement should be
extended to cover the ramps.
03/13/2023: FOR FINAL APPROVAL: It appears that the proposed sidewalk is being built
outside of the right of way. An additional public access easement will need to
be dedicated if the side walk is not contained within the proposed right of way.
It appears that the proposed right of way is not portrayed on the Utility plans.
RESPONSE: The access easement was adjusted to capture the extend to the sidewalk
ramps.
Comment Number: 7
03/13/2023: FOR FINAL APPROVAL: The dedicated radius at Brittany and Lemay
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needs to be 25 feet based on Table 8-2 of the Larimer County Urban Area Street
Standards. Brittany is a collector with LeMay is a four-lane arterial. Please
review the curve radius dedication at Brittany and Trilby for the same reason.
RESPONSE: The areas in reference to the comment are not dedicating additional
easement and therefore the existing right-of-way is not proposed to be altered. The area of
additional easement is updating the right-of-way radius accordingly
Comment Number: 8
05/23/2023: FOR FINAL APPROVAL: In looking at the plans, the radius at Britany and
Lemay is still listed at 20 feet, not 25 feet as listed in the comment. somehow
the curves disappeared from the curve table, and are not represented on the
Utility plans either, please take a look and see how this happened? Please correct.
03/13/2023: FOR FINAL APPROVAL: The dedicated radius at Trilby and Lemay needs
to be 25 feet based on Table 8-2 of the Larimer County Urban Area Street
Standards. LeMay and Trilby are four lane arterials.
RESPONSE: The areas in reference to the comment are not dedicating additional
easement and therefore the existing right-of-way is not proposed to be altered. The area of
additional easement is updating the right-of-way radius accordingly
Comment Number: 12
03/14/2023: FOR FINAL APPROVAL: The Development will need to enter into a
Development Agreement for the property.
RESPONSE: Acknowledged.
Comment Number: 14
05/23/2023: FOR FINAL APPROVAL: The handicapped ramp located on the east side
of the Brittany entrance exceeds handicapped slope. Please redesign to meet ADA.
03/14/2023: FOR FINAL APPROVAL: Please add spot elevations at the top and bottom,
and slopes of all the handicapped ramps being constructed within the public right of way.
RESPONSE: The slope is corrected.
Comment Number: 15
05/23/2023: FOR FINAL APPROVAL: The response said acknowledged. The note on the
plan may have been added but was not found. What page was the note added?
03/14/2023: FOR FINAL APPROVAL: The geotechnical report references ground water
at a depth within five feet of the surface located near the intersections of Lemay
and Trilby. Will this cause an issue of groundwater infiltration into utility trenches
or impacting the right of way. In reading the report, the ground water raised
from 15 to five feet. Grading may complicate this issue. Please provide a note
on the development plans that this issue will need to be monitored during
construction and any impact will need to be mitigated.
RESPONSE: Note added to sheet 15
Comment Number: 16
05/23/2023: FOR FINAL APPROVAL: The site visibility triangles do not appear on the
landscaped plans as noted.
RESPONSE: Sight visibility triangles have been added to the Trilby and Lemay/Brittany
intersections, and are now shown on landscape plans.
.
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03/14/2023: FOR FINAL APPROVAL: Please review the location of the landscaping within
site visibility zones.
RESPONSE: A sight triangle is now shown on the landscape sheets for the private drive /
right-in-right-out intersection with Trilby. The private drive intersection at Brittany is
challenging. Since Brittany is a collector with a 40-mph design speed, it requires a greater
distance sight triangle, which essentially wipes out the homes and lots on the west leg.
The reality is, Brittany was constructed with a 380’ centerline radius is instead of 600’ as
any new collector would be required to do, thus, we cannot apply the LCUASS sight
distance. We would like to pose the question to you – would it be appropriate to use a
smaller sight distance at this intersection?
Comment Number: 18
05/23/2023: FOR INFORMATION: Once approved, the applicant can reach out to
Ken Zetye at 970-4168076 for permitting- once the project is approved.
03/14/2023: FOR INFORMATION: The site will need to pull the proper permits for
working within the public right of way. City staff will coordinate.
RESPONSE: Acknowledged.
Comment Number: 21
05/23/2023: FOR FINAL APPROVAL: Thank you for addressing the curb ramps on
Brittany. Now looking at the curb ramp details, is the curb ramps on Trilby more
in line with the configuration shown on detail 707.1?
03/14/2023: FOR FINAL APPROVAL: The details supplied for the curb ramps show a split
ramp? There is not a proposed crossing at the southern entrance and the
northern entrance appears to use diagonal ramps. It appears that the proper
details may not be applicable. Please review and address.
RESPONSE: The curb ramp details have been updated.
Comment Number: 23
03/15/2023: FOR FINAL APPROVAL: Based on the conversation during review, the
storm drain line located south of the intersection of Brittany Lemay will need further
review to make sure there is space for all of the dry and wet utilities at this location.
RESPONSE: Old Comment, here is the previous response: Discussed extensively with
L&P and Engr. The future Lemay improvements were updated and provides additional
space for future utilities.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
05/29/2023: FOR FINAL APPROVAL: There are a couple of minor sign
changes detailed on the Horizontal Control sheet to make. Add a No Left Turn
sign in the median on Trilby, and a southbound Keep Right sign where the
median starts off of the internal drive. Would add a Stop sign for the shared
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access onto Brittany north of Trilby. This will be a higher volume access with the
shared use now.
RESPONSE: Signs added
Comment Number: 2
05/29/2023: FOR INFORMATION: All existing signs and markings will need to
be maintained and/or replaced if they are removed or interfere with the
construction of the site. The Right/Thru combo arrow stencil on Brittany at
Lemay is not needed, just the left turn arrow stencil.
RESPONSE: Plan updated accordingly.
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 3
05/26/2023: FOR FINAL APPROVAL [UPDATED]:
The Erosion Control Estimate should include seeding and mulching for areas
that are graded for future lots.
03/14/2023:
Please provide phased calculations for the Erosion Control Security estimate.
All areas that will be initially graded with Phase 1 construction and be later
constructed need to be seeded and mulched in the interim period.
RESPONSE: EC Estimate updated.
Topic: Fees
Comment Number: 4
05/26/2023:
03/14/2023: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of building
permits, 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 17 building permits, 8.43 acres of disturbance, 4 years from
demo through build out of construction and an additional 3 years till full
vegetative stabilization due to seeding which results in an Erosion Control
Inspection Fee estimate of $3,747.02.
The Stormwater Quality Inspection Fee is based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified
2 rain gardens/bioretention and 1 extended detention basin which results in an
estimate of the Stormwater LID/WQ Inspection fee of $ 880.00. Please note
that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be adjusted. I have
provided a copy of the spreadsheet used to arrive at these estimates for your
review. These fees will need to be paid prior to the issuance of a building permit on this
site.
RESPONSE: Acknowledged
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Topic: General
Comment Number: 1
05/26/2023: FOR FINAL APPROVAL[UPDATED]:
Please provide a drainage easement for north rain garden.
03/14/2023:
It is preferred to have a separate drainage easement for drainage facilities rather than a
blanket drainage easement covering all the areas that are outside of building envelopes.
RESPONSE: There is high potential that there will be a minor amendment to adjust the
rain garden per discussions with the church. Due to the schedule impacts, the rain garden
is not being adjusted now. Understanding there is likely a change, the team elected to not
dedicate just to vacate in the near future.
Comment Number: 2
03/14/2023: FOR FINAL APPROVAL [UPDATED]:
Please address all the relined comments provided on the redlined plans and
reports for both stormwater and Erosion Control.
RESPONSE: Please see redline responses.
Comment Number: 5
05/26/2023:
The Landscape Plan shows the detention pond to just have a grass mix, please
add trees and shrubs to the basin so that it can be an amenity to the site in
compliance with the City's Detention Pond Landscape Standards which is part
of the City's stormwater criteria.
RESPONSE: Additional trees and shrubs have been added to detention basin. Please
note that some of the large shade trees along Lemay Avenue will be designated as street
trees (per Forestry request).
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
05/30/2023: FOR FINAL APPROVAL Updated-: A 5-foot easement is proposed for the
electric facilities. Could this be upsized to a 6-foot easement?
03/12/2023: FOR FINAL APPROVAL: All proposed existing and proposed Light & Power
facilities that will remain within the limits of the project must be located within a
Utility easement. The proposed transformer locations and the future primary
routing to feed the transformers does not appear to be in a proposed utility
easement. The proposed 35-foot utility easement doesn't look to be large enough for all
the utilities. Please work directly with me to determine the primary electric routing and
transformer locations and incorporate them in an easement. Please see redline for
reference.
RESPONSE: The easement is adjusted to be 6’ wide
Comment Number: 2
05/30/2023: FOR FINAL APPROVAL UPDATED: Three phase has been proposed for the
multi-family. Two transformers are proposed for the multi-family buildings. Please make
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sure the proposed layout will work with your electrical engineer or electrical contractor.
03/12/2023: FOR FINAL APPROVAL: The few transformers shown on the plan set may
have to be modified or relocated depending on load requirements. Will these
units need single-phase or -three-phase- power? Will gas be installed to the units
or will they be all electric? Once we have the loading information, please work directly with
me to coordinate the best transformer locations and the primary routing through the site.
RESPONSE: The project electrical engineer has reviewed the proposed layout and has
not expressed any concerns.
Comment Number: 3
05/30/2023: FOR FINAL APPROVAL UPDATED: Please submit a C1 Form
and -One-line
diagram for each transformer for the multifamily buildings and any additional-
commercial meters. Any change to the number and/or size of proposed
transformers could require site plan modifications.
03/12/2023: FOR FINAL APPROVAL: A Customer Information Form (C-1 form) and a
Oneline diagram will need to be submitted- to Light & Power Engineering for all
proposed multifamily buildings and any proposed commercial meters. -A link to
the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideli
nes-regulations
RESPONSE: The C-1 form, and One-Line diagram were submitted on 6/8/23.
Comment Number: 4
05/30/2023: FOR FINAL APPROVAL UPDATED: Proposed electric vault is shown for
future community building. How will electric be extended to the community
building from this location and still meet all separation requirements? What will the path
be?
03/12/2023: FOR FINAL APPROVAL: Will any power requirements be needed for a future
community building on Lot 1 that will need to be installed with this project? Light
& Power will have to bring power from across Brittany St. to feed this
development. If any power is anticipated for a future building or community
center it would be best to bring that in now to have it available in the future.
Please coordinate with me.
RESPONSE: The services to the future Community Center were adjusted to provided
clearance for future electric service.
Comment Number: 5
05/30/2023: FOR FINAL APPROVAL Updated-: No gas facilities are shown on the plan
set. Electric primary is proposed in the parkway with electric secondary behind
the walk in the utility easement. If gas is installed and any conflicts arise, site plan
modifications or easements could be necessary.
03/12/2023: FOR FINAL APPROVAL: Will gas be installed for the single-family- lots
along
Brittany? With the existing street trees in the tree lawn, it may be necessary for
Light & Power to install the electric in the utility easement. This is normally
where gas routing would be. Please work with me to determine the best route
for electric. Depending on the answer, one alternative would be to install the
electric in the rear of the single-family- homes taking access of the private drive.
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If this location is determined to work the best, the proposed utility easement will
need to be modified to allow for electric installation.
RESPONSE: It is anticipated that gas will run along the south side of the multifamily units.
Comment Number: 6
05/30/2023: FOR FINAL APPROVAL Updated: No additional asphalt cutting- or repair is
shown on the plan set for electric crossing. Are you proposing the electric to be
directional bored? If so, and Light & Power is unable to perform the work, the
contractor will be responsible for providing the bore and conduit across the street.
03/13/2023: FOR FINAL APPROVAL: Light & Power will need to bring power from the
opposite side of Brittany into the site to feed the single-family- lots. Please work
directly with me on a location to bring power across the street maintaining all
separation requirements. This could mean your asphalt cutting and repair could
be significantly larger. Please see redline for reference.
RESPONSE: Yes, it is anticipated at the electrical main will be bored under Brittany.
Comment Number: 7
05/30/2023: FOR FINAL APPROVAL UPDATED: Please show the proposed streetlights
along Lemay Ave. These are shown on the electric redlines. Also, please shift
the eastern most streetlight along Trilby to the west. This is shown in the electric redlines.
03/13/2023: FOR FINAL APPROVAL: Two streetlights will need to be installed along
Trilby and two along Lemay Ave. Please see redline for proposed location of these
lights and show on the plan set. Thank you.
RESPONSE: The street lights along Lemay are shown and the street light along Trilby has
been adjusted.
Comment Number: 10
05/30/2023: FOR FINAL APPROVAL UPDATED: Please indicate the meter and service
locations on the plan set.
03/13/2023: INFORMATION ONLY: This project will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. Reference Section 8 of our Electric Service
Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
RESPONSE: Gas and electrical meters are now shown.
Comment Number: 11
03/13/2023: INFORMATION ONLY: Light & Power will require AutoCAD files of the
Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval.
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 6
05/18/2023: FOR FINAL APPROVAL: Please change #10 of the Native Seed Mix Notes
to read:
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"AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.
RESPONSE: Note #10 has been revised.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudrefire.org 970-416-2869
Topic: General
Comment Number: 2
03/14/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING –
IFC section 505.1.1 amendment
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 -twofamily- 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.
Please note general address locations/size on the elevations.
RESPONSE: Address locations and size have been added to the building elevations.
Department: Forestry
Contact: Carrie Tomlinson ctomlinson@fcgov.com
Topic: General
Comment Number: 2
05/30/2023: FOR APPROVAL-UNRESOLVED
03/14/2023: Please update the plan set to include the future widening along
Lemay and move all the street trees effected by this widening internal to this site.
RESPONSE: Please refer to landscape sheet LS04 for interim and ultimate landscape plan along Lemay
Ave.
Department: Technical Services
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Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Easements
Comment Number: 7
05/26/2023: FOR FINAL APPROVAL:
Please consider revising the Emergency Access Easement as marked. See redlines.
RESPONSE: Emergency access easement is updated accordingly.
Topic: Landscape Plans
Comment Number: 5
05/25/2023: FOR FINAL APPROVAL-UPDATED:
There are line over text issues. See redlines.
03/13/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines.
RESPONSE: Line over text fixed.
Topic: Plat
Comment Number: 1
05/26/2023: FOR FINAL APPROVAL -UPDATED: Please make changes as
marked. If changes are not made or you disagree with comments, please
provide written response of why corrections were not made. Please provide any
responses on redlined sheets and/or in response letter. If you have any specific
questions about the redlines, please contact John Von Nieda at 970-221-6565
or jvonnieda@fcgov.com
03/13/2023: 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 have been addressed.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 2
05/22/2023: FOR FINAL APPROVAL: Please provide a detailed and complete
irrigation plan that includes your water budget, hydrozones, irrigation
components and irrigation zones. Your water budget must be under 15
gallons/square foot for the property annually. 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: An irrigation plan is included with this submittal.
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
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Comment Number: 1
03/03/2023: 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
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
03/13/2023: 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 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 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 firesprinkler-.
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
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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 PreSubmittal- Meeting:
For new buildings, please schedule a presubmittal- meeting with Building
Services for this project. PreSubmittal 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 middesign- stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a presubmittal -meeting.
Comment Number: 2
03/13/2023: A permit is required for this project and construction shall comply
with adopted codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2018 IPC) with local amendments
· 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.
· Please read the residential permit application submittal checklist for complete
requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings
for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required- for
fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
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· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
· 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.
· New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
· The roof must be provided with solarready- zones at outlined in IRC appendix RB.
· Energy code requires short hot water supply lines by showing plumbing compactness.
Stock Plans:
When the same residential buildings will be built at least three times, 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.