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HomeMy WebLinkAboutBLOOM FILING FOUR - FDP240001 - SUBMITTAL DOCUMENTS - ROUND 3 - Responses June 26, 2024 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom Filing 4 Multifamily – FDP Round 1 Response to Comments Dear Ms. Bethurem Harras, Please find below responses to the FDP Round 1 review comments which we received on February 23, 2024. Our development team has reviewed all the comments and have addressed them in the following pages. Please note that a design change has occurred between the last FDP submittal review and this current submittal. As depicted within the current plans, building D1 (previously known as Building #9) has been removed. In place of that building an open amenity space has been added. This new space includes gathering spaces, logical connections throughout the community, and the mail kiosk has been relocated to this area to further activate the new space. Building #6 has been reworked to include 8 more units that results in an overall reduction of 1 unit for the project. While revised building #6 does include more units, the architectural style and character remain consistent with what was approved as part of the PDP. As discussed via e-mail with Kai Kleer in and around March 5, 2024, we believe this change does not materially impact the character of the development vs. what was previously provided, and new amenity spaces are always an enhancement to the community. Additionally, updates to our impacted areas have been updated to the FDP plan set including: parking counts, landscape area, and other calculations as applicable to this change. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen Principal Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Thank you. We will copy you on all correspondence with the City and will ask questions as needed. We have greatly appreciated your guidance thus far. 2. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Comments responses will be detailed in their language. 3. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronicsubmittalrequirementsandfil enamingstandards_v1_8 1 19.pdf?1566857888. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Response: The electronic submittal requirements and file naming standards will be followed as indicated. 4. *AutoCad SHX Text on the Site Plan, the Drainage report, the SWMP, and the Non- Potable Water Operations Plan All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sf dcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: SHX Text layers turned off. Files optimized/flattened. 5. 02/13/2024: 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. Response: Understood; we will notify you with a submittal ETA. 6. 02/13/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Understood. Our re-submittal has occurred within this timeframe. 7. 02/13/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Understood. Thank you for this information. 8. 02/13/2024: 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. Response: Understood. Thank you for this information. 9. 02/13/2024: INFORMATION: According to LUC 2.211, the Term of Vested Right allows a maximum of three (3) years following the approval of a final plan or other site-specific development plan. During this period, the applicant is required to undertake, install, and complete all engineering improvements, including water, sewer, streets, curb, gutter, streetlights, fire hydrants, and storm drainage, in accordance with city codes, rules, and regulations. This timeframe constitutes the 'term of the vested property right.' Failure to complete the required engineering improvements within this term will result in the forfeiture of the vested property right. In such cases, resubmission of all materials and reapproval will be necessary, following the requirements outlined in the Land Use Code. It's important to note that all dedications as outlined on the final plat remain valid unless vacated in accordance with the law. Response: Understood. Thank you for this information. 10. 02/13/2024: FOR RECORDING PLAT: Could you please update the City signature blocks on the plat? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. If you need an example please let me know. Response: The signature block on the plat has been updated to match the format that you have requested. Planning Services Contact: Kai Kleer, 9704164284, kkleer@fcgov.com 1. 02/19/2024: FOR FINAL APPROVAL: Regarding the Public Benefit Agreement table on the title sheet of the Site Plan, please provide the following additions and edits. Be more specific about documenting how enhanced crossings are being provided with this filing. For example, describe the general concepts for raised crosswalks, curb extensions, signage and lighting is used. Response: Enhanced pedestrian crossings are provided at the intersections of the pedestrian-oriented greenway spine at both Potter and Bellamy. The proposed crossings as designed are consistent with the enhanced crossings approved in previous filings and are in compliance with the Public Benefits Agreement. Better describe the details of the Pedestrian Spine. e.g., Bloom Filing Four provides a (XXX-Ft) portion of the pedestrian spine is located on the along the eastern edge of Aria Way and spans from International Boulevard to Donella. Filing Four includes the following "pedestrian oriented" features as part of the development plan: X ft undulating walkway, ground-floor patios with low architectural walls, walkways to front doorways, landscaping, seating, rest areas, water fountains, ped lighting, wayfinding, art... (edit as needed). Response: The proposed project is providing a portion of the central pedestrian-oriented greenway spine that runs through the center of the Bloom neighborhood. The portion provided within this project runs the entire west boundary of the Filing 4 site along Aria from International to Donella. The design for this portion of the central pedestrian- oriented greenway spine is consistent with the previously approved filings and is in compliance with the Public Benefits Agreement. Better describe pocket parks adjacent to the greenway spine that are included with this filing. Descriptions should include information about size, amenities, landscaping, lighting, and any other relevant details. Response: The site design includes multiple pocket parks that are located adjacent to the pedestrian-oriented greenway spine. The proposed pocket parks as designed are consistent with the previously approved filings and are in compliance with the Public Benefits Agreement. For landscaping, please reference the sheets of the plan that are relevant to fulfilling this (LP004 - LP007). Provide a general description of what is provided and where it’s located. For "Sustainable landscape design", please describe things like native plant use, habitat features, soil, water application, xeriscaping. Response: The proposed landscape design includes both xeric and pollinator elements that are consistent with the previously approved filings and are in compliance with the Public Benefits Agreement. Please reference landscape sheets LP001 – LP501 for specific details. 2. 02/19/2024: FOR FINAL APPROVAL: Because of the preliminary nature of the irrigation set and the desire avoid the need to file a "micro amendment" if future changes happen, please remove the irrigation plan from the FDP plan set and package it within a separate set of sheets. Response: Understood; irrigation plan has been packaged separately from the FDP set. 3. 02/19/2024: FOR FINAL APPROVAL: For the trash enclosure located around this site, please check drain pan locations to ensure they do not cause an issue if a dumpster needs to be rolled from the enclosure for service, also please ensure that concrete service pads will be required in front of each enclosure. Standards state, "To ensure wheeled service dumpsters, containers, bins and other receptacles can be rolled smoothly and to prevent damage to the surfaces they will be wheeled over, enclosures must be situated on a service pad that extends beyond the service gates at their fully open position at least the width of the widest proposed dumpster, container, bin and other receptacles plus an additional two (2) feet. If the truck access point is separated from the storage location, a serviceable route that is free of obstructions must be provided and shall not exceed a maximum grade of five (5) percent in the direction of travel and two (2) percent cross slope. Areas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials, service pads and serviceable routes must be constructed of cement concrete. For offsite conditions such as existing public alleyways, this standard will only apply to the extent reasonably feasible." For the overall trash enclosure design, please include details such as bollards, angle-iron, curbing, metal framing or other effective method to protect the interior walls of the enclosure from being damaged by dumpsters, containers, bins, and other receptacles. Please also show how swing gates will be held open (typically this is a crane bolt or something similar. Response: The development team has worked to ensure that drain pan locations have been modified to not cause issue with rolling of dumpsters – this was done by limiting the slope in these areas. In addition, for the enclosure design, we have increased the space at the bottom of the gate to not conflict with the curb. We have also added a note for a crane bolt to be provided to allow gates to be held open during trash removal. 4. 02/19/2024: FOR FINAL APPROVAL: Please coordinate with stormwater engineering to develop a more naturalized drainage pan around portions of the site that are highly visible from the public street. Response: The drainage pan has been screened from view and is necessary for the drainage from the site. 5. 02/19/2024: FOR FINAL APPROVAL: Please depict the low architectural wall along the front side of buildings on the site, landscape, and utility plan. Response: Wall depicted on site, landscape and utility plans. 6. 02/19/2024: FOR FINAL APPROVAL: Please see miscellaneous redlines within plan set relating to walkway connections, pocket park of phase two, trash service, and question related to hatched area near Building 1. Response: Redlines addressed and corrected within plan set. Contact: Kim Meyer kimeyer@fcgov.com Topic: General 7. 02/19/2024: FOR FINAL APPROVAL: Staff review of Raw Water Irrigation component for the final Determination of Water Adequacy is Pending and anticipated to be complete within the next week. Staff will contact the Applicant with any final questions or additional information needed. Response: The previous FDP1 submittal packet included applications for potable and non-potable water adequacy determinations and supplemental information for both. The new FDP2 submittal packet includes the “Will Serve Letter” from ELCO for the potable water system. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General 1. 02/20/2024: FOR FINAL APPROVAL: In accordance with Section 3.6.2(M) of the Land Use Code, please include the design for the private streets (Potter Drive and Bellamy Lane) in the utility plan set. The design does not have to meet LCUASS criteria, but it needs to be included in the plan set. Response: The road plan and profiles have been added to the set for Potter Drive and Bellamy Lane as requested. 2. 02/20/2024: FOR FINAL APPROVAL: There is a discrepancy between the Existing Conditions sheet and the approved Bloom Filing One utility plans. The Existing Conditions sheet indicates that Bloom Filing One is constructing a water stub under the southern driveway off Aria Way, but this water stub is not indicated on the Bloom Filing One utility plans. Please verify with the engineer for Bloom Filing One whether this water stub is being constructed by Filing One. Response: We have coordinated with the Filing 1 team and the water stub has been added as shown on the Filing 4 drawings and will be shown on the as-builts for that set. 3. 02/20/2024: FOR FINAL APPROVAL: The plat shows a Metropolitan District easement to be dedicated by separate document. What is the applicant team's timeline for recording this easement? Response: This has been changed so that the metro district easement will be dedicated with the plat for this phase. 4. 02/20/2024: FOR FINAL APPROVAL: Please review and address my redlines on the plans. Feel free to reach out with any questions or coordination before resubmitting for Round 2. Response: Refer to the redline sheets for responses to those comments. 5. 02/20/2024: INFORMATION: We will most likely be able to start a draft of the Development Agreement after Round 1. When the draft is ready for your review, I will email it to Dave Derbes. I am hoping to be able to email the draft to Dave in late April or early May. The timeline will depend on the City Attorney's Office workload. Response: The applicant has not yet received a draft of the Development Agreement from staff. Please provide at your earliest convenience. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General 1. 02/19/2024: INFORMATION: Thank you for providing the final signed and stamped Transportation Impact Study. Response: Thank you for your review. 2. 02/19/2024: INFORMATION: Signing and Striping. The developer is responsible for any existing signs or markings removed/damaged during the construction of this project. All signs and markings will need to be reset/installed upon completion of construction. Please contact the City of Fort Collins Traffic Operations department 970-221-6630 to coordinate any removals. Response: It is understood that the developer is responsible for any removed/damaged infrastructure and that signs and markings will need to be reset upon completion of construction. 3. 02/19/2024: INFORMAITION: Signing and Striping. The painted crosswalks on the sidewalks along Aria and Greenfields are not required, and if installed, will not be maintained by the City. The developer should either remove them, or understand that they will be responsible to maintain them. Response: It is understood that it is the developer’s responsibility to maintain painted crosswalks. 4. 02/19/2024: FOR FINAL APPROVAL: Signing and Striping. All internal drives should have stop signs placed on the approaches to Bellamy and Potter to assign right of way. See redlines. Response: Stop signs have been added to the internal drives as they approach Bellamy Lane and Potter Drive as requested. 5. 02/19/2024: INFORMATION: Please ensure adequate sight distance is maintained for visibility on the approach to stops signs. Trees should not be placed within 50 ft. on the approach to stop signs. Would be beneficial to locate stop signs on Landscape plans to help verify. Response: Stop signs are now shown on the plans and no trees are within 50’ on the approach to stop signs. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General 1. 02/20/2024: FOR FINAL APPROVAL: Please add a note on the Storm Sewer sheets that: All storm sewer is private. Response: A note has been added to the storm sewer sheets that all storm sewer is private. 2. 02/20/2024: FOR FINAL APPROVAL: Details are needed on the site specific Stormtech system including WQ weirs, etc. Please show location and label the two needed weirs on the storm sewer profiles as well as on the manifold details. Response: More project specific detail on the stormtech system have been added to the plan set as requested. 3. 02/20/2024: FOR FINAL APPROVAL: On Sheet 42, please remove the word "optional" regarding the Inspection Ports. Also, please show and label all inspection ports on the Stormtech plan view detail sheet, which is not included as of yet. Response: The option callouts on the stormtech inspection ports have been removed from the detail. 4. 02/20/2024: FOR FINAL APPROVAL: On page 9 of the Drainage Report, the Detention Pond Summary states "final calculations will be provided at the Master Level by Galloway". The Bloom Filing 4 Drainage Report needs to confirm that all the quantity and water quality volume is accounted for regarding the on-site and off-site flows with the proposed regrading. Response: The drainage report has been updated to confirm that the quantity and water quality volume is accounted for onsite as required. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control 1. 02/21/2024: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion. This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for Stormwater will be required should be pulled before Construction Activities begin. Response: It is understood that state permits will be required and as we get closer to construction this area will either have a new permit pulled or will be added to the existing permit. 2. 02/21/2024: For Approval or Final Plan: Please refer to all redlines and comments provided in the Erosion Control Report (SWMP). Please ensure all corrections are reflected in all other submittals i.e. Drainage Plan and Utility Plans. Please refer to the City of Fort Collins Stormwater Criteria Manual Chapter 2 Section 6 for all requirements pertaining to Erosion Control Material Submittals. This can be found at https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-g uidelines-regulations/erosion/ Response: Refer to the responses to comments in the Erosion control report for those specific redlines. The changes are reflected through the remainder of the drawings. 3. 02/21/2024: Please see comments pertaining to phasing of escrow and how it relates to timing of land disturbing activities. Reach out to acrecca@fcgov.com with questions or set up a conversation. Response: The escrow phasing is understood. Topic: Fees 4. 02/21/2024: 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 12 lots, 16.50 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 $3,350.34 . 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, 0 number of bioretention/level spreaders, 0 number of extended detention basins, and 1 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $415.00 . 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. " Response: Understood; applicable fees will be paid at the appropriate time. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General 1. 02/20/2024: FOR FINAL APPROVAL: The electric design for the site is preliminary until electrical requirements for the buildings are submitted for review. Once electrical requirements are known, I will finalize the electric design and transformer locations. It's possible that the proposed electric infrastructure will change once electrical requirements for the project are reviewed. Response: It is understood that there is some potential for the electrical layout to change once you get the C1 form. We do appreciate your initial review of the layout and understand that changes are likely to be fairly minor at this juncture. 2. 02/20/2024: FOR FINAL APPROVAL: Please submit a C-1 form for each building and commercial service to ensure the electric design and transformer locations on the plans are adequate to feed the site. Multifamily buildings are treated as customer owned services; therefore a C-1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-g uidelines-regulations Response: A C1 form for each building type has been included as part of this review. 3. 02/20/2024: FOR FINAL APPROVAL: It appears that some of the electric routing and proposed transformer locations on the site are outside of utility easement limits. Once the electric design is finalized, all electric infrastructure will need to be within utility easements that are dedicated on the plat. Response: Utility easements have been added for the electrical lines that were outside of other easements as we discussed in our meeting. 4. 02/20/2024: INFORMATION: Any existing improvements/infrastructure (sidewalk, curb/gutter, landscaping, etc.) installed with Bloom First Filing that needs to be removed to get electric into the site will be at the cost of this project. Response: It is understood that existing improvements that need to be removed for the installation of the electrical infrastructure are a cost to the project. 5. 02/20/2024: 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-and-developers/plant-investment-devel opment-fees Response: Understood. Thank you. The Applicant will review the website and reach out with questions. 6. 02/20/2024: INFORMATION: Light and Power is experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. Light and Power typically has stock of our materials, including transformers, and we work on a first come, first service basis with our inventory stock. We will assess what we have available when this project gains City approval and progresses to construction. Light and Power is working hard to secure materials, transformers, and orders have been placed with our manufactures to replenish inventory. Response: Thank you for this information. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General 1. 02/20/2024: FOR FINAL APPROVAL: Please correct the Legend labelling on the landscape plan sheets to coordinate with the Seed Mix details located on LP001. For example, the upland seed mix detailed around the detention basin on LP103 is labelled 'Native Seed' in the legend. It should match the intended seed mix title ('Native Prairie Seed Mix') on LP001. Please rectify as needed throughout. Response: Legend conflicts have been resolved throughout the landscape plans. 2. 02/20/2024: FOR FINAL APPROVAL: Please describe how water quality of the nonpotable irrigation system will be addressed as per the Water Adequacy Review requirements. Response: Applicant has been in ongoing communication with Kim Meyer regarding both the potable and non-potable systems, and has confirmed that the submittal information provided is sufficient for completing the water adequacy determinations for both the potable and non-potable systems. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General 1. 02/16/2024: FOR FINAL APPROVAL: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). A couple of smaller than standard islands have been marked on the plan. Response: Trees have been removed from the islands that are less than 8’. Note: due to requested utility equipment location revisions by ELCO, and the addition of easements for this equipment, removal of xx trees was required from the previously submitted plan set. Where possible, trees were moved to nearby locations or changed from canopy to ornamental trees. 5 total trees have been removed and 2 trees were relocated on sheets LP101, 104, 105 and106, See attached exhibit “6_OTHER_Elco Easement Tree Removal_Bloom F4_FDP_Rd3.pdf” for detailed information. 2. 02/16/2024: FOR FINAL APPROVAL: Please verify that the required utility separations are met. One location on the plan has been marked with a waterline conflict. Response: The marked conflict has been resolved. All other required utility separations have been verified. 3. 02/16/2024: INFORMATION: Please consider using another species other than Acer glabrum - Rocky Mountain maple. These maples tend to do poorly in urban settings and are often not available as trees. Response: Acer glabrum has been removed from the landscape plans. 4. 02/20/2024: FOR FINAL APPROVAL: There appear to be some conflicts with stops signs on this plan. Please include the location of the stop signs on the landscape plan. Response: Stops signs are now shown on the plans. All conflicts have been resolved. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General 1. 02/20/2024: INFORMATION: Thank you for adding the note regarding maintenance of the ROW landscaping. Response: Thank you for your review. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review 1. 02/20/2024: BUILDING PERMIT: 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 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 per local IBC amendment 3604 which requires 70% of parking spaces provide 3 types of ev charging. • 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-family 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. Response: All criteria above has been accounted for and will be demonstrated in our Permit submittal to the city at that time. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings 1. 02/14/2024: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Response: The Benchmark information has been updated as requested. 2. 02/14/2024: FOR FINAL APPROVAL: There are sheet numbering issues. See markups. There are text over text issues. See markups. There are line over text issues. See markups. There is text that needs to be masked. Mask all text in hatched areas. See markups. Response: Text over text and line over text issues corrected. Topic: Landscape Plans 3. 02/14/2024: FOR FINAL APPROVAL: There are matchline issues. See markups. Response: Matchline issues have been resolved on the landscape plans. Topic: Plat 4. 02/14/2024: 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 Response: The redlines from the plat have been addressed and the specifics can be found on the plat mark-ups. Topic: Site Plan 5. 02/14/2024: FOR FINAL APPROVAL: There are matchline issues. See markups. Response: Matchline issues have been addressed as requested. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General 1. 02/21/2024: 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. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Please correct note 18 on the site plan to show 8-inch numerals. Response: Note on cover sheet corrected. Department: Boxelder Contact: Daniel Richardson 1. Standalone easement will be required for all sewers that are not located in the public R.O.W. and in alley tracts. The easements are necessary to address access and maintenance issues that are not included on the plat. Standard easement width for Boxelder is 30-feet. District Easement template is attached. Response: Per our discussion we understand the need for standalone easements in all areas that are not paved alley areas. 2. Applicant shall provide drawings and specifications describing how pool drains and mechanical systems connect to the sewer. It will be necessary to incorporate a sampling manhole for future sampling of pool discharge. The District will not own the manhole and it does not need to be in a defined District easement. However, future access will be required for sampling as needed. If the Applicant has any proposed substitutes or modifications, the District will review them. Response: Per our discussion we understand the need for a sampling location, and we agree to provide one with the final location being shown on the building plans as we discussed in our meeting.