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HomeMy WebLinkAboutTHE SAVOY - FDP230012 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 13 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 August 11, 2023 Blaine Mathisen Northern Engineering 301 N Howes Street, Unit 100 Fort Collins, CO 80521 RE: The Savoy, FDP230012, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Savoy. 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 phone at 970-221-6695 or via email at tsullivan@fcgov.com. Northern Design Studio Henry Design Imago Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General NE: Todd, thank you for all the information below. We acknowledge all the comments and appreciate all your help. Comment Number: 1 INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this Page 2 of 13 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]. Comment Number: 3 SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Comment Number: 4 SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Comment Number: 5 SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Page 3 of 13 Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 08/08/2023 UNRESOLVED: Entryways on both sides of the building (parking lot and street side) continue to lack the approved PDP details. Please revise the entryways. As a note, approved plans included the following: 24-Plex, Scheme A & B featured a 5-foot entryway overhang, glass railing systems for all balconies, decorative stairwell lighting, and decorative walls. 36-plex featured a 2'7" overhang, railing system with solid panel for addressing, decorative stairwell lighting, and decorative walls. Additionally, the landscape plan does not provide a unique design around entryways but rather a plant palette that is undifferentiated between entryways and other portions of the building facade. Some ideas to consider are: posts with addressing, light bollards, planters, and change in landscape material to differentiate the space. DSA: Per coordination between DSA and Planning Services, entryway features at the 24-plex & 36-plex have been revised to include a 3-foot overhang at each street side & the drive aisle side. The entry feature will include a glass railing system over a decorative wall and added decorative stairway lighting above. Please refer to pages A-1 – A-6, along with page A-20 Entrance and Railings. 04/25/2023 FOR FINAL APPROVAL: It appears that the entryway features have been substantially reduced. Standards require that each building provide a unique entrance feature that is clearly visible from the street and public areas through the use of architectural features and landscaping. Please provide a more substantial canopy overhang, low architectural walls, landscaping and other features to create a clearly visible and distinct entrance. As a note here is the language of the Condition of Approval that was approved: prior to final approval which required that each street facing façade shall contain a minimum of one primary entryway, similar in design to what is found on the opposing side of the building (pre-hearing). The entryway shall be emphasized using landscaping, roof forms, balcony overhangs, block walls, and must act as the primary entrance to at least one or more units of each building. Page 4 of 13 Comment Number: 3 08/08/2023 UNRESOLVED: See first comment regarding glass railing systems. DSA: Per coordination between DSA and Planning Services, the railing system has been revised to show a double panel with vertical picket infills at both the 24-plex & the 36-plex. Please refer to page A-20 Entrance and Railings. 04/25/2023 FOR FINAL APPROVAL: It appears that the unique railing feature that helped distinguish the buildings mid-century modern theme has disappeared from the elevations. Please revert back to the previously depicted railing systems and add a detail sheet to the development plan set. Comment Number: 5 08/08/2023 UNRESOLVED: Building labels on site plan indicating unit count and design scheme are still missing. Thank you for adding color note to each building. NE: Unit count and design scheme have been added. 04/25/2023 FOR FINAL APPROVAL: Please indicate on the site plan the location of each building design and color scheme (e.g., Elevation A, 24-plex, Harvest Gold) Comment Number: 7 08/08/2023 FOR FINAL APPROVAL: West elevation of the 3-plex no longer provides a recognizable base treatment (stone veneer) and fenestration pattern that was part of the pre-hearing architecture. Additionally, elements of facade articulation have disappeared in the FDP design (see powerpoint comparison).Please revise to be consistent with PDP approval. DSA: Façade articulation has been re-introduced through the utilization of the middle awning element that wraps around each elevation. . Glazing was also re-introduced into the fenestration pattern through the overhead door, two pedestrian doors, and additional windows. Please refer to page A-9 3-Plex Elevations. Comment Number: 8 08/08/2023 FOR FINAL APPROVAL: The walkway spine portals are no longer designed as portals. Please revert back to previous design or something similar. The portal is a critical in setting spatial scale for the walkway spine. DSA: Per direction from Planning Services, the building department will allow us the portals to be built as previously designed under the IBC Chapter 3105. They have been reverted to their previous design. Please refer to page A-10 Carport/Portal Elevations. Page 5 of 13 Comment Number: 9 08/08/2023 FOR FINAL APPROVAL: The fascia on both the 3-plex and clubhouse no longer feature a treatment that is consistent with the 24-plex and 36-plex buildings. Please utilize the same fascia design to better unify the development. DSA: the metal fascia on both the 3-plex and clubhouse have been revised to a metal product with a seam expression that better matches the fascia design of the 24-plex and 36-plex buildings. Please refer to page A-19 External Materials Board. Comment Number: 10 08/08/2023 FOR FINAL APPROVAL: The building footprints seem to have minimized facade articulation. Could clarification be provided on this? See powerpoint comparison of Sheet SP-2. DSA: While the building footprints have not changed, the depicted articulation was minimalized to better represent the boundary of the concrete slab of the building, rather than the undulation of the exterior walls shown in the elevations and rendered perspective views. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 5 08/08/2023: FOR APPROVAL - UPDATED: The blanks in the template have not been filled in. Please see my redlines. NE: Blanks have been filled in. This has been reviewed by our teams lawyer and we are just waiting on Technical Services final review. Once they give us the green light we will route it to you for signatures so we can get it recorded prior to final approvals. 04/25/2023: FOR APPROVAL: Please fill out and submit the City's general deed template for the offsite drainage easement. Information about the easement dedication process is available at https://www.fcgov.com/engineering/devrev.php under Easement and Right Of Way Dedication. Please review the Process document and reach out to me with any questions. Comment Number: 6 08/08/2023: FOR RECORDING - UPDATED: Thank you for addressing my redlines from the previous redlines. Please see my new redlines for items to be cleaned up before recording. NE: Redlines have been addressed. Refer to comment responses for additional clarification on how redlines were addressed. 04/25/2023: FOR APPROVAL: Please review my redlines on the utility plans and update the plans accordingly. Comment Number: 8 08/08/2023: INFORMATION - DEVELOPMENT AGREEMENT - REVISED: Page 6 of 13 City staff are working on the Development Agreement for this project. I will send it to you when the draft is ready. NE: We have begun coordinating with the Owner, Developer, and their Lawyer to review DA. We will get back to you as soon as we have fully reviewed it. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 2 08/04/2023: FOR FINAL APPROVAL [UPDATED]: Please address the minor comment on the Erosion Control Plan. NE: Redlines have been addressed on Erosion Control Plan. I will update date on SWMP report at time of approvals. 04/20/2023: FOR FINAL APPROVAL: Please address all redlined comments provided on the utility plans. Update escrow as needed after addressing plan comments. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 7 08/08/2023: FOR APPROVAL – NOT RESOLVED: The drainage report needs to include a hydraulics section in the report body that summarizes the criteria, calculation methods, and results. At minimum I want to see a short explanation of the inlet sizing for Le Fever, a table presenting spread/ depth results, comparison to criteria. Also mention that the storm drain is designed to convey 100-yr flow rates. NE: Hydraulic Section that discusses which criteria was used is found in Section III.E of the Drainage Report. Le Fever inlet summary table is now included. Storm drains are designed to Convey 100-yr flow rates added to section III.E.5. During the minor event Le Fever Drive has a capacity of 11.8 cfs which is 6.5 times greater than the required 1.8 cfs. During the major event Le Fever Drive has a max capacity of 107.1 cfs which is 14 times greater than the required 7.6 cfs. We are utilizing Mile High Flood Districts street capacity spreadsheets to calculate the spread.This is a black box spreadsheet that cannot be manipulated to show you the actual spread and or depth results. However, I have revamped section III.E to really highlight the design parameters and criteria and point to the exact appendix sheet where you can verify that I am meeting FCSCM requirements set by chapter 9. 04/25/2023: FOR APPROVAL: Please add a table and narrative to the drainage report presenting the results of the LeFever Dr public inlet sizing and street encroachment calculations. In this table please identify the street classification and the corresponding max spread and depth requirements from the FCSCM. Page 7 of 13 Comment Number: 10 08/10/2023: **Comment Update – - Since the development site and offsite pond are both owned by the same entity, Imago, this will not be required for the northern offsite pond (“Banner Health East Pond”) - However, the development site also contributes to a second offsite pond southeast of the site, the “Morningside Detention Pond,” and will need to obtain and provide to the City a similar maintenance agreement for this pond. NE: Per discussions with CAO this is no longer required and the DA reflects this. 08/08/2023: FOR FINAL APPROVAL – UPDATED: Thank you for providing this agreement, however this agreement is between Imago and Banner, and not Imago and Savoy. The City is requiring a similar agreement between Savoy and Imago, who is the owner of the detention pond. Specifically, we are looking for clarity and agreement on who is maintaining the detention pond. Please let me know if you would like to discuss it further. 04/25/2023: FOR FINAL APPROVAL: For the new outfall to the “ODP Pond” (northeast of the site), an agreement for the maintenance of the pond will be required for approval. This agreement will be between the private property owners of the Savoy development and the private detention pond. The agreement will need to detail maintenance responsibilities between the parties. The City will not be party to this agreement, but the agreement will need to be recorded with the County before approval and attached to the DA. Comment Number: 12 08/08/2023: FOR FINAL APPROVAL: The offsite drainage easement and deed must be confirmed by City Engineering, then executed and recorded before final approvals. NE: Offsite easement will be recorded prior to final approvals. Comment Number: 13 08/08/2023: FOR APPROVAL: See updated Utility Plans redlines and Drainage report redlines for additional comments. NE: All redlines have been addressed. See redlines for additional clarification. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 5 08/08/2023: FOR APPROVAL – UPDATED There is one remaining light pole vs water service line conflict. This is located on the west side of the site. Please see redlines for more information. NE: Light pole has been relocated to provide 10-feet of separation. 04/25/2023: FOR APPROVAL: Please review the water service and light pole separations across the site plan. Light poles will need to be located 6-feet or greater from water and fire services. Revise as necessary. Page 8 of 13 Comment Number: 9 08/08/2023: FOR APPROVAL: Please confirm that a fire line is not needed for the clubhouse building. DSA: Fire sprinkler line is not required for the clubhouse due to the 2 hour fire wall dividing the structure into 2 separate buildings. Each building square footage does not exceed the allowable square footage per building. Comment Number: 10 08/08/2023: FOR APPROVAL: See updated Utility Plans redlines for additional comments. NE: Redlines and comments have been addressed. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 3 04/25/2023: FOR DCP: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. NE: CAD files will be provided at time of approvals. Comment Number: 4 08/08/2023: FOR INFORMATION: Now that electrical loads are defined, please take the time to estimate the Electric Capacity Fees online. NE: Cody, thank you for providing the Electric Capacity Fees. These have been passed along to the Developer/owner. 04/25/2023: FOR 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 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 Comment Number: 5 04/25/2023: FOR INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers DSA: Acknowledged Comment Number: 6 08/08/2023: FOR APPROVAL: Please see my markups on the Utility Plan. There is a location that will need to be tied back into the street that may effect other utilities. Please reach out to discuss options. Page 9 of 13 NE: Cody, thank you for meeting offline to discuss routing options. I have adjusted the loop along Buildings 3 and 4 to come through the green space. We relocated the gas meter on Building 4 to the south side to get adequate spacing. We also adjusted the transformer locations for Buildings 5 and 6 and adjusted the primary loop per our offline discussions. I have dedicated 10’ Utility Easement at all the transformer locations as well as where there is primary feed. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 3 08/03/2023: UPDATED: PRIOR TO DCP - Prairie Dogs Prior to the Development Construction Permit (DCP) being released, the contractor will provide monitoring and reporting of any prairie dog colonies that have established themselves since the initial removal of prairie dogs earlier on this site. A Prairie Dog Mitigation Plan needs to be provided that describes how reintroduction of prairie dogs is prevented, and the mitigation that will be done if reintroduction occurs. The applicant must pay the payment-in-lieu fee of $1,637 per acre as described in the 10/14/2022 Memorandum Development Review – Prairie Dog Colonies – Payment-in-Lieu for the entire property (8.336 acres). Language will be included in the Development Agreement monumenting this requirement. Imago: Imago: We will provide a report of the monitoring of the prairie dog colonies prior to DCP. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 2 8/8/2023: FOR APPROVAL Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Shade trees currently make up less than 40% of the new plantings on site. Columnar trees do not count toward the canopy shade tree count. HDG: The landscape plan has been revised to include 50% shade trees. Upright ornamentals have been removed from the formula. They were skewing the percentages and are more intended as vertical accents to the architecture. Comment Number: 4 8/8/2023: FOR APPROVAL UPDATED Thank you for changing Scarlet letter to another selection. Regal prince although an approved tree is not considered a shade tree because of its columnar form and does not add to the percentage shade trees on this plan. HDG: The regal prince oak has been removed from the shade tree category. Comment Number: 6 08/08/2023: FOR APPROVAL Please review utility separations on the plan. The North East corner of the property has an conflict with a storm sewer line. Page 10 of 13 HDG: The landscape plan has been revised to prevent conflicts with trees and utilities. Comment Number: 7 08/08/2023: FOR INFORMATION Maples and Lindens do not do well in parking lot islands or areas with high heat and salt in Fort Collins suffering from late summer burn and high mortality. Please consider swapping out the species inside of the parking lots for more resilient species. HDG: The majority of the maples and lindens have been swapped out with oaks and hophornbeams. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 04/25/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com No comments, thank you. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/24/2023: 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 Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. Page 11 of 13 • 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 multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Energy code requires short hot water supply lines by showing plumbing compactness. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. DSA: Acknowledged Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 11 08/08/2023: FOR FINAL APPROVAL-UPDATED: There are text over text issues. See redlines. NE: Line over text issues have been resolved. 04/25/2023: FOR FINAL APPROVAL: Page 12 of 13 There are text over text issues. See redlines. Comment Number: 12 08/08/2023: FOR FINAL APPROVAL-UPDATED: There are line over text issues. See redlines. NE: Line over text issues have been resolved. 04/25/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Topic: Easements Comment Number: 13 08/08/2023: The Easement was changed, so we will need to review it again. We are waiting for a Closure Report and some minor changes to be made before we do the review. We will have an updated comment in the final comment letter. NE: Updated easement documents have been provided. 04/25/2023: FOR FINAL APPROVAL: OFFSITE EASEMENT: Please make changes as marked. See redlines. Topic: Landscape Plans Comment Number: 5 08/08/2023: FOR FINAL APPROVAL-UPDATED: There are text over text issues. See redlines. HDG: The text overlap has been fixed. 04/25/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Topic: Plat Comment Number: 1 08/08/2023: 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 NE: All changes were made with the exception of pulling the Drainage Easement through the Utility Easement at the southeast corner of the site. We have no need for this additional space for Drainage purposes. Also, I believe we can’t have LID features within the city owned public easement. 04/25/2023: 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 Department: Outside Agencies Page 13 of 13 Contact: Comcast, Marcus Petty, Marcus_Petty@comcast.net Topic: General Comment Number: 1 Comcast will be able to serve this location. Please reach out with any questions. Contact: Trevor Crane, South Fort Collins Sanitation District, tcrane@fclwd.com Topic: General Comment Number: 2 08/11/2023: I am following up with this agency. NE: Per Trevor Cane email on 9/19/2023 SFCSD is ready for mylar. 04/21/2023: Please see redlines. Contact: Xcel Energy Topic: General Comment Number: 3 04/28/2023: No comments received. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 04/18/2023: Please provide a hydrozone plan view diagram that corresponds to the landscape plan and water use table. You can find more information on what is required here: https://www.fcgov.com/utilities/img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267 HDG: Refer to sheet L-6 on the FDP for the hydrozone map. Comment Number: 2 04/18/2023: Please update your irrigation plan to include a smart controller chart. Include the following columns: Zone, Sprinkler Type, Precip. Rate (in./hr.), Plant Material Type, Soil Type, Slope, Microclimate (Sun/Shade). The columns labeled precipitation rate, slope and microclimate may be left blank to be completed on the “as-built” drawings. HDG: See controller chart on Sheet IR7.