HomeMy WebLinkAboutTHE LANDING AT LEMAY MULTIFAMILY AND MIXED-USE - FDP230020 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS (6)
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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
February 02, 2024
Monica Unger
Thompson Thrift Development, Inc.
111 Monument Circle
Indianapolis, IN 46204
RE: The Landing at Lemay Multifamily and MixedUse -, FDP230020, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of The Landing at Lemay Multifamily and Mixed -Use. 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.
RESPONSE: THOMPSON THRIFT (APPLICANT)
RESPONSE: STUDIO-M (ARCHITECT)
RESPONSE: RIPLEY DESIGN (LANDSCAPE ARCHITECT/PLANNER)
RESPONSE: AVANT CIVIL GROUP (ENGINEER)
RESPONSE: DELICH (TRAFFIC)
RESPONSE: DEVITA (MEP)
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
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
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conversations. Thank you!
RIPLEY DESIGN INC RESPONSE: Thank you Todd.
Comment Number: 2
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.
RIPLEY DESIGN INC RESPONSE: For Final Approval and / For Approval comments have been addressed in this Comment
Response Letter.
Comment Number: 3
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].
RIPLEY DESIGN INC RESPONSE: Comments and redlines have been addressed with each responsible party designated with their
own color as seen in the legend above.
Comment Number: 4
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic -submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE PLAN_ProjectName_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
RIPLEY DESIGN INC RESPONSE: Submittal documents follow the above naming convention format.
Comment Number: 5
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-AutoCAD.html
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RIPLEY DESIGN INC RESPONSE: All documents for this submittal have been optimized to reduce file size as mentioned above.
Comment Number: 6
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.
RIPLEY DESIGN INC RESPONSE: We plan on submitting FDP Rd 4 on 02/07/2024.
Comment Number: 7
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expirationof your project.
RIPLEY DESIGN INC RESPONSE: Understood, thank you Todd.
Comment Number: 9
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 INC RESPONSE: Understood, thank you Todd.
Comment Number: 10
02/02/2024: SUBMITTAL:
Staff has agreed to a Quick-Check to review the revisions addressing the
remaining active comments. This resubmittal will be accepted any day of the
week. A 10-business day review period will begin the following day with
comments issued on the 11th business day, if not sooner. If all comments are
resolved, I will provide you with a Final Recording Docs Checklist.
RIPLEY DESIGN INC RESPONSE: We greatly appreciate the City Staff agreeing to a Quick Check review for this submittal.
Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 1
01/24/2024: FOR FINAL APPROVAL (MECHANICAL UNITS) UPDATED -
Please refer to the areas called out in the redlines on the landscape plan where
grasses should be planted to achieve the goal of screening the AC units from
the view of pedestrians and residents at patios.
RIPLEY DESIGN INC RESPONSE: Landscape plans have been updated to show additional landscape screening for the AC units
along public view paths per the redlines provided.
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12/06/2023: FOR FINAL APPROVAL (MECHANICAL UNITS) UPDATED -
The proposed screening design appears to accomplish the goal of screening
the units. Please provide additional clarification for how the fencing will fully
screen the sides of some of the AC units. Ensure that they are screened from
the adjacent patios, with a specific focus around units that are adjacent to the
Major Walkway Spine and streets.
10/24/2023: FOR FINAL APPROVAL (MECHANICAL UNITS) -
The AC units are required to be located in parts of the site that does not impact
the visual and acoustic experience of the community (Division 3.5.1). The
primary concern is for the units within the Major Walkway Spine and along the
street-facing facades at Duff Drive and the Private Street within the
development. To the extent reasonably feasible please relocate AC units to
other locations around the building that have less pedestrian activity or traffic. If
AC units cannot be relocated, they shall be fully contains and screened so that
they cannot be viewed from pedestrian corridor or streets. Materials for
screening should be flush with existing fencing within the Major Walkway Spine
where possible. The architectural style of the fencing should be cohesive with
the fencing used in the Major Walkway Spine. Please consider a wood siding
fence with metal accents, painted to match the building so that it is compatible
with the style of the buildings and private, fenced yards.
Comment Number: 10
01/24/2024: FOR FINAL APPROVAL UPDATED - Refer to Planning Redlines
on the Site Plan for additional comments to be addressed.
RIPLEY DESIGN INC RESPONSE: Planning redlines have been addressed in the attached document “2_SITE PLAN_The Landing
at Lemay_FDP Rd3_Ripley Responses.”
12/11/2023: FOR FINAL APPROVAL - Refer to Planning Redlines on the Site
Plan for additional comments to be addressed.
Comment Number: 11
01/24/2024: FOR FINAL APPROVAL UPDATED - Refer to Planning Redlines
on the Landscape Plan for additional comments to be addressed.
RIPLEY DESIGN INC RESPONSE: Landscape Redlines have been addressed in the attached document “2_LANDSCAPE_The
Landing at Lemay_Rd3_Ripley Response”
12/11/2023: FOR FINAL APPROVAL - Refer to Planning Redlines on the
Landscape Plan for additional comments to be addressed.
Comment Number: 12
01/24/2024: FOR INFORMATION (POINT SYSTEM)
Please continue to coordinate with Building Services during the Building Permit
process for compliance with the items noted on the Cover Sheet of the Site
Plan to satisfy the Point System requirements.
RIPLEY DESIGN INC RESPONSE: Understood and we will keep in contact with Building Services to ensure that the points
proposed are met.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
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Topic: General
Comment Number: 3
01/18/2024: DEVELOPMENT AGREEMENT:
The DA is under review by the City Attorney's office. We will provide the DA to
the applicant team as soon as possible.
AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you.
11/20/2023: DEVELOPMENT AGREEMENT:
This City is currently drafting the development agreement. We will provide it to
the applicant team as soon as possible.
10/17/2023: FOR DEVELOPMENT AGREEMENT:
A development agreement will be required for this project. Please submit a fully
filled out DA Information form with the round 2 FDP submittal. We will start
drafting the DA at round 2 FDP.
Comment Number: 8
01/16/2024: DEVELOPMENT CONSTRUCTION PERMIT:
Please apply for the Development Construction Permit (DCP) at your earliest
convenience. More information on how to apply for a DCP can be found here:
https://www.fcgov.com/engineering/devrev. The project quantity cost estimate
will need to be reviewed and approved prior to scheduling a DCP meeting. A
DCP meeting is required prior to issuing the DCP permit.
AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you.
Comment Number: 9
01/31/2024: FOR FINAL PLAT:
The ELCO and Boxelder easements must be recorded prior to the City
recording the final plat. All recording numbers from the ELCO and Boxelder
easements must be added to the final plat.
AVANT CIVIL GROUP RESPONSE: Easements will have record numbers added to final plat.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 18
12/06/2023: ACCEPTED:
Thank you for providing the requested erosion control plans, report and escrow
calculation. All submitted erosion materials are accepted. You will be notified
via email with instructions to submit fees and escrow along with the required
forms. This email will also have instructions for requesting an initial erosion
control inspection when you are ready you start your project.
If the nature, scope, size or design of this projects deviates from the submitted
materials updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater inspection fees.
AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you.
Topic: Fees
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Comment Number: 19
12/06/2023: Fees:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the total
site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 27 lots, 19.65 acres of disturbance, 3 years from demo through build
out of construction and an additional 3.00 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $3,751.33.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to
these assumed estimates and why, so that we may have a final fee estimate
ready for this project. The fee will need to be provided at the time of erosion
control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 0 number
of porous pavers, 5 number of bioretention/level spreaders, 2 number of
extended detention basins, and 1 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $2,490.00 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to these assumed
estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow. "
RIPLEY DESIGN INC RESPONSE: Understood, thank you.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 3
10/24/2023: 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: 7
10/24/2023: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 4162772. -You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders -and-developers.
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Comment Number: 8
01/30/2024: FOR APPROVAL:
Thank you for emailing me the EV electrical plan after the last round of review.
Please show all private electrical lines/infrastructure from the EV electrical plans
on the utility plans so other utility departments can review. It appears that there
may be some utility conflicts with the EV electrical lines and the proposed wet utilities in the private drives.
AVANT CIVIL GROUP RESPONSE: EV plan being updated, will email separately
Comment Number: 9
01/30/2024: FOR APPROVAL:
It is difficult to tell what transformers are feeding the EV main panels/meters
from the EV electrical plans. Please show the private service lines from the proposed transformers.
AVANT CIVIL GROUP RESPONSE: EV plan being updated, will email separately
Comment Number: 10
01/30/2024: PRIOR TO CONSTRUCTION:
The one line diagrams are missing the secondary feeder sizes for the EV electrical services.
RESPONSE: DEVITA (MEP):
Comment Number: 11
01/30/2024: PRIOR TO CONSTRUCTION:
The secondary feeders for the property management facility exceeds our
maximum feeder size of 500KCM.
The secondary feeders for the trash compactor exceeds our maximum feeder size of 500KCM. RESPONSE: DEVITA (MEP)
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
01/22/2024: FOR DCP:
10/05/2023: FOR FINAL APPROVAL:
Thank you for submitting a prairie dog mitigation plan as the ECS identified
prairie dog colonies during an onsite survey.
Fort Collins Land Use Code (LUC) 3.4.1 states, "Before the commencement of
grading or other construction on the development site, any prairie dogs
inhabiting portions of the site within the LOD shall be relocated or eradicated by
the developer. Prairie dog relocation shall be accomplished using methods
reviewed and approved by the Colorado Parks and Wildlife Division. Following
relocation or eradication activities, a report shall be provided to the City that
documents when prairie dog removal occurred, the method(s) that were used to
remove prairie dogs, measures taken to ensure that prairie dogs will not
re-inhabit the site, and confirmation that no threatened or endangered species
were harmed by removal activities."
Prior to issuance of the Development Construction Permit (DCP), and prior to
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prairie dog removal, please submit the results of a burrowing owl survey
completed by a professional, qualified wildlife biologist, and in accordance with
the Division of Parks and Wildlife standards if removal is between March 15
and October 31. Note the timing requirements of these surveys are between
March 15 and October 31, as no burrowing owls are expected to be present
between November 1 and March 14. This issue is required due to the presence
of prairie dogs on the site.
Prior to issuance of the Development Construction Permit (DCP), please
submit a letter explaining how and when prairie dog removal occurred at the site
and in accordance with the Division of Parks and Wildlife standards.
THOMPSON THRIFT RESPONSE: Understood, our team is in direct discussion with Kristie and will communicate our timeline and
site investigations prior to prairie dog removal and will then meet all post -removal requirements as well. Our timeline for prairie dog
removal is expected in late February or early March.
Comment Number: 10
12/12/2023: REPEAT:
12/06/2023: FOR FINAL APPROVAL:
Include notes on the Landscape Plan and Site Plan for the pollinator areas as a
guide for installation and maintenance. Please coordinate with City
Environmental Planning.
Additionally, consider including signage on the rain gardens/pollinator gardens
to alert maintenance crew of the area, prevent mowing and potentially harming
the area, and to educate residents. Environmental Planning is working on signs
for these purposes. Please coordinate with Environmental Planning.
RIPLEY DESIGN INC RESPONSE: Rain garden/ Pollinator garden maintenance signage locations are provided on landscape plan
per the conversation with Staff on 01/31/2024 and added to the stie plan.
Comment Number: 11
01/31/2024: FOR FINAL APPROVAL:
Make sure you are intentional on the seed mix used in particular areas:
- For the dog park area, make sure you have a seed mix that can handle high
traffic, and is safe for dogs. Another consideration would be pea gravel.
RIPLEY DESIGN INC RESPONSE: Dog Tuff grass is being proposed for the turf area of the dog park.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 4
01/26/2024: FOR APPROVAL
See Forestry redlines for a stop sign/tree conflict.
RIPLEY DESIGN INC RESPONSE: The tree in conflict with the stop sign mentioned in the redlines has been relocated on site.
Department: PFA
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Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
1/29/2024: UNRESOLVED- Site plan note 15 is still not updated.
RIPLEY DESIGN INC RESPONSE: 6 inches has been changed to 8 inches in the note on the Cover Sheet.
12/12/2023: UPDATED Generic addressing has been added to the Elevation
Plans. Site plan note will need to be updated to show 8 inch minimum
numerals.
RIPLEY DESIGN INC RESPONSE: Site plan note on the cover sheet has been updated to require 8” Numerals instead of the
previous 6”.
10/20/2023: 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 two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi - building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
have the address numbers and street name on each side that fronts the fire lane.
A generic address shall be added to building elevations to show location and size.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
10/23/2023: Multi-family 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 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
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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
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/resrequirements.php -.
Comment Number: 2
10/23/2023: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2021 IPC) with local amendments
· 2023 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.
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· 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 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.
Comment Number: 3
10/23/2023: Commercial 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 & state amendments (currently 2021 IPC)
2023 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
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· 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: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft to 30ft of fire separation (setback)
from property lines and 20 feet between other buildings or provide fire rated
walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new
commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the
IBC. See section 3604.
· 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.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building 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.
Comment Number: 4
10/26/2023: Special requirements from Planning and zoning commission:
Item 2A – Heat Homes with Efficient Electric Heat – 2 Points
Justification: The Landing at Lemay will commit to providing efficient electric
heat. The model number can be found at this link:
https://www.goodmanmfg.com/products/heatpumps -/gszm4#technical-specifications.
Item 2G – Provide EV Installed Charging for Buildings Containing R-1 or R-2
Occupancies – 1 Point
Justification: The Landing at Lemay will provide 58 EV chargers for this project.
Item 4A – WaterSense Fixtures Performing Above Code – 2 Points
Justification: The Landing at Lemay will commit to providing 1 GPF toilet (Dual
Flush) and 1.5 GPM showerheads for each unit.
Item 4C – Sub-metering – 1.5 Points
Justification: The Landing at Lemay will commit to sub-metering all units in this development.
Item 5A – Efficient Residential Irrigation System – 2 Points
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Justification: The Landing at Lemay will provide a WaterSense irrigation system.
Item 5C – Separate Drip System for Trees within Parkways and Medians – 2 Points
Justification: The Landing at Lemay will commit to establishing separate drip
systems for all trees within the development to support urban forest tree health and resiliency.
Item 5D – Common Area Water Use Performing Above Code (1-3 Points) – 2 Points
Justification: The Landing at Lemay will commit to a water budget of 10 GPSF for common areas.
Item 5E – Stormwater Innovation – 2 Points
Justification: The Landing at Lemay uses a Low-Impact Design (LID) feature
known as rain gardens to capture and treat the stormwater exiting the site.
Item 5F – Rain Barrels – 1 Point
Justification: The Landing at Lemay will commit to providing four 100 -gallon
barrels for the carriage homes. The rainwater that is captured will be used for
outdoor purposes, such as to water outdoor plants, lawns, or gardens.
• Every single unit in our Multifamily structures is designed to Type B standards
in the ADA and Fair Housing standards. This standard defines door widths,
reach range, and clearances throughout the unit. Only first-floor units are
obligated to do so when not defined as an ADA unit, however, we feel this offers
a wider variety of users and visitors with equal opportunity no matter what floor they live on.
• Consistent reach range and accessible access to mail room amenities (for
example), no matter the requirements, so all Residents have the same daily experiences.
• Fully installed pool access lift chairs so no Resident is required to request
assistance but sees and experiences the assistance at their convenience.
• Accessible parking stalls and ramping near trash compactors for easy access
by all Residents, even if we provide a trash management service.
• Every project is reviewed by a third-party Accessibility and Fair Housing
consultant for added confidence that we’ve planned and provided adequate
opportunities inside and outside of our units. This is not a requirement; this is
something we do as an Owner to ensure we perform to the standards we expect
in this category.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 7
01/29/2024: FOR FINAL APPROVAL-UPDATED:
There are text over text issues. See markups.
AVANT CIVIL GROUP RESPONSE: Resolved annotation markups.
12/11/2023: FOR FINAL APPROVAL-UNRESOLVED:
There are text over text issues. See markups.
10/24/2023: FOR FINAL APPROVAL:
There are text over text issues. See markups.
Topic: Plat
Page 14 of 15
Comment Number: 1
01/29/2024: 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
AVANT CIVIL GROUP RESPONSE: See responses on PLAT markups.
12/11/2023: 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
10/24/2023: 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Department: Outside Agencies
Contact: Donna George, Xcel Energy, 303-571-3306,
Donna.L.George@xcelenergy.com
Topic: General
Comment Number: 1
12/11/2023: Please see separate document provided by reviewer. Thank you.
Contact: Daniel Richardson, Boxelder Sanitation District, drichardson@boxeldersanitation.org
Topic: General
Comment Number: 3
01/23/2024: Please see separate document provided by reviewer. Thank you.
AVANT CIVIL GROUP RESPONSE: See responses on markups.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
01/15/2024: Updated: Preliminary irrigation plans submitted.
Page 15 of 15
RIPLEY DESIGN INC RESPONSE: Finalized Irrigation plans will be provided upon request for time of building permit.
10/17/2023: 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