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HomeMy WebLinkAboutFISCHER PROPERTIES - FDP230010 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 October 03, 2023 Erik Fischer 125 S Howes Suite 900 Fort Collins, CO 80521 RE: Fischer Properties, FDP230010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Fischer Properties. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or via email at bbethuremharras@fcgov.com. OWNER RESPONSE: RIPLEY DESIGN RESPONSE: NORTHERN ENGINEERING RESPONSE:   VFLA RESPONSE:   DELICH ASSOCIATES RESPONSE:    MPI RESPONSE: APS RESPONSE: Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 04/11/2023: 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! RIPLEY DESIGN RESPONSE: Thank you. Comment Number: 2 04/11/2023: 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 2 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]. RIPLEY DESIGN RESPONSE: Understood, thank you. Comment Number: 5 04/11/2023: 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 04/11/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 7 04/11/2023: 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. Comment Number: 8 04/11/2023: 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. RIPLEY DESIGN RESPONSE: Understood, thank you. 3 Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 10 10/03/2023: DEVELOPMENT AGREEMENT - UPDATED: The DA info form was sent back to Erik Fischer with some redlines. In the meantime, we will begin drafting the DA on the City side. NORTHERN ENGINEERING RESPONSE: Thank you. 04/11/2023: DEVELOPMENT AGREEMENT: This project is going to require a development agreement to be signed between the developer and the City. Please fill out the application and send it to Tim Dinger (tdinger@fcgov.com). Please also include filled out application in the next round of submittal. The application can be found here: https://www.fcgov.com/engineering/devrev NORTHERN ENGINEERING RESPONSE: Acknowledged. Comment Number: 12 10/03/2023: FOR ROW VACATION: We are currently reviewing and processing the ROW vacation documents. The ROW vacation must be approved by City Council. The vacation and the plat will be recorded together during the recording documents process. NORTHERN ENGINEERING RESPONSE: Understood. Thank you. Comment Number: 13 10/03/2023: FOR DEVELOPMENT AGREEMENT: Will this plan be phased? If the plan has phases, it changes some of the language that goes into the development agreement. If the plan is to be phased, you will need to submit a phasing plan. RIPLEY DESIGN RESPONSE: At this time it is the intent for the development to be built in one phase with the singlefamily lots to be sold off separately. The applicant will alert the city if this changes. 4 Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 3 09/26/2023: FOR FINAL APPROVAL – UPDATED: The Erosion control estimate is missing the seeding price and the cost of seeding and mulching. Please update after addressing other comments. 04/05/2023: FOR FINAL APPROVAL: Please adjust the erosion control security estimate based on comments and revisions to the plans resulting from these comments. NORTHERN ENGINEERING RESPONSE: Erosion Control interim condition escrow estimate has been revised to include the seeding price and the cost of seeding and mulching per red-lines. Comment Number: 4 09/26/2023: FOR FINAL APPROVAL – UPDATED: Please address all comments provided on the phased plans. Will single family homes be built at the same time as the multi family homes? If not how will that affect the Erosion Control Plans. 04/05/2023: FOR FINAL APPROVAL: Please address all comments provided on the redlined plans. NORTHERN ENGINEERING RESPONSE: Single family houses will be built by a separate builder than the multi-family building, single family erosion control measures should be followed at the time of construction including adherance to the “Individual Lot Protection” detail provided in the utility plans. Temporary BMP’s shall remain in place until all lots ar e built out. Topic: Fees Comment Number: 1 09/26/2023: INFORMATION: 04/05/2023: 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 Inspection fee is based on; the number of permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 11 permits, 5.96 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years until full vegetative stabilization is achieved due to seeding. Which results in an Erosion Control Fee estimate of $2,914.00. The Stormwater Quality Inspection Fee is based on the number of LID/Water Quality features that are designed for the project. Based on the plans we identified 2 bioretention/rain gardens, 3 extended detention basins, and 1 underground treatment system which results in an estimate for the Stormwater LID/WQ Inspection fee of $1,795.00 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 5 permit on the site. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 10/03/2023: FOR FINAL APPROVAL – UPDATED: Thank you for the design updates and comment-response. This grading plan, as presented in FDP2, will generally work with the exception of some specific follow up comments that I have : a) The side lot drainage easements must be increased to 5 -ft each side of property line per criteria. This is for all sidelot- swale locations conveying offsite runoff from adjacent properties. b) Additional notes will need to be added to the plans highlighting the importance of close adherence to the grading design to the individual lot builders. Please see the redlines for specific comments here. c) The water meter locations will not work with the proposed grading. Water meters must have an adjacent slope of 2%-10% (min/ max) for 3-feet around the meter lid. A combination of relocating the water meter/ services and (maybe) small retaining walls will be necessary. **Please coordinate these changes with the landscaping plan and proposed tree locations. NORTHERN ENGINEERING RESPONSE: Side lot drainage swales have been increased to 5ft. Additional grading notes have been added per red-lines and further conversations with Matt Simpson. Grading is now shown to ensure the minimum and maximum grade surrounding the water meters is not exceeded in the proposed grading plan. Several meters were relocated near the Cul-de-sac in order to reduce the impact of building envelopes. 04/10/2023: FOR FINAL APPROVAL: The single-family lot grading will need further refinement. It appears the intent is for these 9 SF lots to be “A Lot” grading, however the side -lot line swales do not appear to extend to the back-of-lot in some cases. There also appears to be a potential back lot drainage swale, parallel to the street, in the back yards of some lots. If a back lot swale is necessary, it will need to be in a drainage tract, otherwise please grade the site as true “A Lots”. This is follow up on previous PDP comments and discussion about drainage tracts. See redlines for more information. Comment Number: 3 10/03/2023: FOR FINAL APPOVAL – UPDATED: This comment has been addressed, however, please note that these side lot swales will be difficult to construct with multiple lot builders and must be done with a decent amount of precision – or else lot grading certs (with Stormwater holds for COs) may risk requiring additional site work before the City can accept and release the corresponding COs. Please be aware of additional considerations for items, such as AC pads and window wells, will also need to fit in side-lot areas. It is possible that small retaining walls running the length of the building may end up being necessary to make this grading plan work. **The comment response you provided indicated that “plot plans” will be required before house construction. This is not a design and permitting approach that the City generally allows on single family subdivisions. The City 6 is approving this plan for construction and does not require plot plans for lots within a recent subdivision with PE stamped grading plan on file. Lot builders may proceed to building permit with this grading plan, there will be no grading holds. 04/10/2023: FOR FINAL APPROVAL: The side-lot slope on some single family lots is too steep. 3:1 is max allowable, but 4:1 preferable. Please review and revise. Also label the side slopes-, between the single-family- lots. NORTHERN ENGINEERING RESPONSE: Side lot slopes have been looked at again, we now callout a maximum 3:1 slope where we see slopes could exceed 4:1 without careful consideration by the builder. Per further conversation with Matt Simpson, we have removed driveway grading and added notes clarifying the need for lot grading certification prior to release of certificate of occupancy and revised grading plans for changes not consistent with the intent of the approved grading and drainage plans. Comment Number: 10 10/03/2023: FOR FINAL APPROVAL: Follow up on redline comment – the extended detention outlet orifices need to be combined and enlarged. Three rows of ¼-inch orifices will clog. These need to be combined into 1 orifice hole. Please see redlines for more information. NORTHERN ENGINEERING RESPONSE: The detention pond 1 and 3 outlet structure WQCV orifices have been resized for a single orifice at the bottom of each plate. Revised calcs can be found in the Water Quality/LID section of the drainage report. Given the volume and 40-hour drain time these orifices are still rather small at 0.39-inch and 0.55-inch respectively. Comment Number: 11 10/03/2023: FOR FINAL APPROVAL: Add a note to the Utility Plans and Plat stating that “Owners of Lot 1 and Lot 2 shall be responsible for permanent maintenance of drainage chase and concrete channel located along the property line between said lots and extending into the Right of Way to the connection with Lakewood Drive curbline.” This can also be included in the DA NORTHERN ENGINEERING RESPONSE: Note has been added to the utility plans, we feel this note would not be appropriate for the plat, but might be something better suited for the DA. Comment Number: 12 10/03/2023: FOR FINAL APPROVAL: Based on the understanding that the owner of Lot 10 (apartment building) will also own and maintain Detention Pond 3 and Rain Gardens A and B, which serve the single family lots, a note on the Plat and Utility Plans will be required to memorialize this. I have provided a draft of this note here (you may revise if necessary), Please add this to the Plat and Utility Plans: “The owner of Lot 10 shall maintain, into perpetuity, Detention Pond 3 and Rain Gardens A and B, which are located west of the apartment building and serve the single family lots west of this site. As shown on the approved Utility Plans.” This will also be included in the DA. NORTHERN ENGINEERING RESPONSE: Note added to the grading plans. Comment Number: 13 10/03/2023: FOR FINAL APPROVAL: **The revised location of the storm main at the east end of Lakewood Drive is going to cause some complications with the division of “public” and “private” infrastructure. The City will own and maintain drainage pipes conveying ROW water untill a logical discharge location (usually first FES). We see 2 options to 7 revise: a) Change design back to the FDP 1 design, where the Lakewood Drive storm pipe was separated from the rain garden private storm pipe. b) Modify the current design such that the pipe from Lakewood Drive to the detention pond outlet would be public. This will require RCP or HP storm materials, concrete junction structure (manhole or type C inlet structure), and direct taps to the storm main are not allowed. Please see redlines for more information and contact me with any questions. *Stormwater dept would prefer option 'a', but either are acceptable. NORTHERN ENGINEERING RESPONSE: Storm 3 has been changed back to be similar to what was shown at FDP1 where the public inlet drained directly to Pond 3 without connecting to the rain garden underdrain or overfall network. Comment Number: 14 10/03/2023: FOR FINAL APPROVAL: See updated redlines of utility plans. NORTHERN ENGINEERING RESPONSE: Red-lines have been addressed. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 2 10/03/2023: FOR FINAL APPROVAL – UPDATED: In response: > The development is not required to irrigate the tree lawn landscaping, in front of the single-family lots, from a common separate irrigation service. This is allowable (and a great idea!), but not required. > Only 1 separate irrigation service is required for Lot 10. However 2 may be provided if this is advantageous or desired. RIPLEY DESIGN RESPONSE: We would like to discuss this at our next staff review. The detention pond is part of Lot 10 which already has an irrigation tap and that tap can service the entirety of Lot 10. In our Rd 2 final comment letter, we would like confirmation on whether or not this second irrigation tap is required. 04/10/2023: FOR APPROVAL: Who will own and operate the irrigation system for the single family detention pond? It appears that this parcel is included with the apartment lot. This would place the irrigation meter, service, and system under the ownership of Lot 10 (apartment building). Please confirm that this is the intended approach. RIPLEY DESIGN RESPONSE: Design is revised. Irrigation service is shown on the east side of lot 10. The service that was previously shown in the detention area of lot 10 has been removed. Comment Number: 6 10/03/2023: FOR FINAL APPROVAL – UNRESOLVED: The location of the 3-inch water service will need to be relocated. The water service may not run parallel within the street-side public utility easement. I have suggested a relocation option on the redlines. 8 The irrigation service and meter along Sheilds Street also needs to be relocated. See redlines. 04/10/2023: FOR APPROVAL: The location of the apartment building water meter must provide at least 4 -feet separation from the adjacent building and may not be located in the utility easement. It appears a new location for the water meter may be necessary. NORTHERN ENGINEERING RESPONSE: The lead 3” service line up to the proposed 3” meter pit for the multi -family building has been revised, it is now parallel to the fire service behind the proposed detention pond 1 walls. Comment Number: 7 10/03/2023: FOR FINAL APPROVAL – UPDATED: The water meters for the single-family portion of the development will need to be relocated and adjacent grading adjusted. The water meters may not be placed here due to grades near water meters, City criteria allows for 2% - 10% grade that must be carried 3-feet from the water meter lid (per W/WW standard specification manual), however the plans are showing 4:1 slopes. The water meters/ services will need to be relocated and/ or provide retaining walls (with grading detail.) 04/10/2023: FOR APPROVAL: Please extend the water services so that the water meters are located just behind the public utility easement. The curb stop should be near the back of the UT easement. NORTHERN ENGINEERING RESPONSE: Water meters have been relocated just behind the utility easement. Comment Number: 8 10/03/2023: INFORMATION- UPDATED: For the developer repay of the Westward sewer main, we will need a quantity and engineers cost estimate for these items from the developer. These will support agreed amounts in the development agreement. Please provide for my review a quantity estimate and accompanying figure. Please contact me to set up a meeting to discuss the developer repay process. 04/12/2023: FOR INFORMATION: We will need to meet to start discussing the developer repay process for the Westward sewer main. I need some time on my end to get some things pulled together. Meeting in early May may be good timing. NORTHERN ENGINEERING RESPONSE: Quantity and engineers' cost estimate can be provided for assistance with the development agreement. Comment Number: 9 10/03/2023: FOR FINAL APPROVAL – UPDATED: Thank you for adding the gas and electric main lines to the plans. Please show and label the gas and electric services. We are concerned about coordination and placement of all utility services on tight sites and do not want this site to encounter serious utility challenges that other sites have recently experienced during construction. 04/13/2023: FOR APPROVAL: Add gas and electric lines to the proposed utility plans for the singlefamily - portion of the development. NORTHERN ENGINEERING RESPONSE: Gas and electric service have been labeled on the utility plans. Comment Number: 13 10/03/2023: FOR FINAL APPROVAL: Follow up on comment 4 - On the irrigation plans, please coordinate between irrigation plans and civil plans – the water meter for POC No. 2 and the irrigation service are not shown at the same locations. 9 NORTHERN ENGINEERING RESPONSE: One service will be proposed coming off S. Sheilds Street, this meter has been relocated slightly per red-lines. Comment Number: 14 10/03/2023: FOR FINAL APPROVAL: See updated redlines of utility plans, landscape plan, and PIP. NORTHERN ENGINEERING RESPONSE: Red-lines on the utility plans have been addressed. RIPLEY DESIGN RESPONSE: We corrected the updated redlines of the utility plans, landscape plan, and PIP. Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 2 04/11/2023: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Comment Number: 3 04/11/2023: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees Comment Number: 4 04/11/2023: INFORMATION: Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once plans are approved. NORTHERN ENGINEERING RESPONSE: Noted. RIPLEY DESIGN RESPONSE: Noted. Comment Number: 5 04/11/2023: INFORMATION: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. NORTHERN ENGINEERING RESPONSE: A note has been added to the existing condition and demolition plans to have the contractor document the size of the electrical service(s) prior to demolition. Comment Number: 6 04/11/2023: INFORMATION: We are experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. We typically have stock of our transformers, and we work on a first come, first service basis with our inventory stock. I know that this may be a bit unsettling, but we will have to see what is available when this project gains City approval and progresses to construction. I will add that our Standards Engineering group is working hard to secure materials, including transformers, and orders have been placed with our manufactures to replenish inventory. 10 Comment Number: 7 04/11/2023: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 2246152. -You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. NORTHERN ENGINEERING RESPONSE: Noted. Comment Number: 8 10/03/2023: INFORMATION: Thank you for submitting preliminary C1 forms and -one-line diagrams. Please- let me know of any alterations and changes that are made as your plans begin to solidify. NORTHERN ENGINEERING RESPONSE: You're Welcome. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 10/4/2023: UPDATED Fire lane signage is required along Westward in order to provide previously discussed access to the 3 story section of the West Wing. 04/10/2023: FIRE LANE SIGNS : Fire lane signage shall include the words NO PARKING - FIRE LANE and provided for fire apparatus access roads to identify such roads to prohibit any obstruction. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. SIGN PLACEMENT - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. - IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. NORTHERN ENGINEERING RESPONSE: Signage along Westward Drive has been revised to include Fine Lane Signage 11 along the 3-story section of the West Wing. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 3 09/29/2023: No further comments. RIPLEY DESIGN RESPONSE: Thank you. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 2 10/03/2023: INFORMATION: There is an existing spruce on this property that is dead from Ips beetle - tree number 17 on the inventory and mitigation table. This insect spreads quickly, and since there are existing spruce trees to be preserved and protected, the quick removal of this dead spruce tree is extremely important. Please see Forestry for any questions (choltz@fcgov.com). RIPLEY DESIGN RESPONSE: The applicant has been notified. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 2 10/02/2023: FOR BUILDING PERMIT - UPDATED: Please submit a final irrigation plan that includes a pressure calculation worksheet and a smart controller chart. The pressure calculation worksheet should show the pressure required for the system, pressure loss through the system and water pressure at the tap. The smart controller chart should list all zones (numbered & what they serve), precipitation rates, soil type and microclimate for zone. MPI RESPONSE: irrigation charts have been added as requested 12 Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/10/2023: FOR BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado 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. • 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 13 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. Comment Number: 2 04/10/2023: FOR BUILDING PERMIT: 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 · 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 · 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 non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · 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 solar-ready zones at outlined in IRC appendix RB. 14 · Energy code requires short hot water supply lines by showing plumbing compactness. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 11 10/03/2023: FOR FINAL APPROVAL: ROW VACATION: Please revise the legal description as marked. See markups. NORTHERN ENGINEERING RESPONSE: Revised. Topic: Lighting Plan Comment Number: 8 10/03/2023: FOR FINAL APPROVAL-UNRESOLVED: No plans were provided for review, so we cannot verify this was addressed. 04/07/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. APS RESPONSE: Line over text issues have been fixed. Topic: Plat Comment Number: 1 10/03/2023: 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 markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com NORTHERN ENGINEERING RESPONSE: No new red-lines were seen on the Plat, however a new note was added per Public Service Company of Colorado.