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HomeMy WebLinkAboutPLANETSCALE LIVING - PDP200015 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewFebruary 19, 2021Serdar Badem 12933 Regan LaneSaratoga, CA 95070RE: PlanetScale Living, PDP200015, Round Number 2Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of PlanetScale Living. 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 9704162744 or via email at bbethuremharras@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Brandy Bethurem Harras, 9704162744, bbethuremharras@fcgov.comTopic: GeneralComment Number: 1 10/27/2020: INFORMATION:I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you!Comment Number: 2 10/27/2020: INFORMATION:As part of any 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. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable.Please avoid using acknowledged, noted, or other nondescriptive replies.Comment Number: 3 10/27/2020: INFORMATION:This proposed project is processing as a Type 1 Project Development Plan (PDP). The decision maker for Type 1 projects is an Administrative Hearing Officer. Staff would need to be in agreement the project is ready for Hearing approximately 35 weeks prior to the hearing. Everyone is able to prepare their presentations for the hearing during this time, and we do send out notices as it is a public hearing. The Hearing Officer has 10 business days to make their decision on the project. Following the decision from the Hearing Officer there is a 14day appeal period. Assuming the project is approved or approved with conditions, following the hearing we would move to the Final Development Plan. The timeline and rounds of review for the FDP runs the same as the PDP. Please let me know if you have any questions about the timeline information, I know I have provided quite a bit here.Comment Number: 4 10/27/2020: INFORMATION:Submittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week.Comment Number: 5 02/19/2021: FOR HEARING:I am letting you know that your quasijudicial item will be heard remotely and that there is the option to hold off until an inperson hearing can be conducted.Any person or applicant seeking a quasijudicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a QuasiJudicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the QuasiJudicial Hearing be delayed until such time as the Hearing can be conducted in person.Department: Planning ServicesContact: Kai Kleer, 9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 5 02/17/2021: FOR HEARING - UPDATED:Bicycle parking has been calculated incorrectly within the Land Use Table. Additionally, there are only 4 spaces when 6 are required based on the bedroom count. Please ensure that 60% of the 6 spaces are enclosed while the remaining 40% is located outside on fixed racks (4 Enclosed 2 on a fixed rack). AI: GregGMR Response: Plans have been updated to provide for an enclosed rack for 4 bikes and 2 bikes on afixed rack.Enclosed is defined as, "enclosed shall mean bicycle storage in lockers, a room or other space within a parking structure or other building, including a shed or carport. All types of enclosed bicycle storage must be easily accessible to entrances and walkways, secure, lighted and protected from the weather. Each storage space shall provide a minimum of six (6) square feet in area. The storage space shall not impede fire exits or be located so that parked bicycles interfere with public access."Fixed is defined as, "fixed shall mean bicycle parking that allows the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Fixed bicycle parking facilities shall be at least two (2) feet in width and five and onehalf (5½) feet in length, with additional backout or maneuvering space of at least five (5) feet."10/26/2020: FOR HEARING:It appears that bicycle parking is not provided, please provide 1 space per bedroom (8 spaces) with 60% enclosed and 40% on fixed racks. Enclose bike space is defined. See LUC Standard 3.2.2(C)(4) for more information.Comment Number: 7 02/17/2021: FOR HEARING - UPATED:A modification of standard has been requested. Please revise modification request according to staff redlines.AI:Serdar10/26/2020: FOR HEARING:Regarding offstreet parking, this project is required to provide 7 parking spaces. The overall approach parking seems off, with head in spaces conflicting with a rear door that swings partially into a 3 spaces and a parking space situated behind two other spaces.Comment Number: 11 02/17/2021: FOR HEARING - UPDATED:It appears that the trash containers located on the rear of the site are a nonstandard size. Please update plans accordingly and describe the frequency of anticipated pickup.Cart sizes are as follows:35Gallon: 39.1" Tall x 20.2" Wide • 23" Depth • 27 lbs65Gallon: 40.6" Tall x 26.5" Wide • 28.2" Depth • 36 lbs95Gallon: 42.4" Tall x 28.5" Wide • 34.2" Depth • 46 lbsAI: Greg - Once a week, 35-gallonGMR Response: Plans have been updated to provide for a 35 gallon size.10/26/2020: FOR HEARING:How will trash and recycling be handled on the site? Please visit Enclosure Design Considerations and Guidance Document for more information on compliance with Trash and Recycling requirements. https://www.fcgov.com/recycling/pdf/enclosureguidelines0804.pdf?1527027215Comment Number: 12 02/17/2021: FOR HEARING - UPDATED:Thank you for updating the roofline. The front entryways require greater depth along the front of the building should be provided (24" minimum). A condition of approval is recommended by staff to address the multifamily entryway feature requirements.AI: Wayne10/26/2020: FOR HEARING:The front entryways require greater detailing through the use of a covered entry feature such as a front porch or stoop and secondary roof features that transition over the front doorways. Consider continuing the hipped roof design from the rear of the building to the front.The roof must contain two of the following elements:1.The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing.2.Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections.3.Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.4.Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color.5.Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials.WDA RESPONSE: Elevations and rendering have both been revised, please note there are no parapets and there is no rooftop equipment on this project.Comment Number: 13 02/17/2021 FOR HEARING:A modification of standard has been requested. Please update modification request in accordance to staff's redlines.AI: Serdar10/26/2020: FOR HEARING:Please add residential density calculations to Land Use Table on title sheet. For more info on how to calculate these dimensions visit 4.5(D) of the LUC.Comment Number: 15 02/17/2021 FOR HEARING:Please revise plans in accordance with staff redlines.Comment Number: 16 02/17/2021: FOR FINAL PLAN:The site plan, landscape plan, elevations and renderings should be grouped into a 'Planning Set' and civil construction plans should be a separate file grouped as 'Utility Plans'.Planning Set should include the following pages:"0 Title Sheet""3 Existing Site and Demo Plan""4 Site Layout Plan""8 Tree Mitigation Plan""9 Landscape Plan""10 Photometric Plan""11 Proposed Floor Plan""A4.1 Preliminary Elevations""13" Proposed Rendering"GMR Response: Planning set plans have been updated with Planning title block and associated sheetnumbering.All other sheets except the ILC can be part of the Utility Plans.AI: WayneWDA RESPONSE: The “Plan Set” has been reorganized and all renumbered as follows; 1 of 9 Title Sheet 2 of 9 Existing Site and Demo Plan 3 of 9 Site Layout Plan 4 of 9 Tree Mitigation Plan 5 of 9 Landscape Plan 6 of 9 Photometric Plan 7 of 9 Proposed Floor Plan 8 of 9 Preliminary Elevations 9 of 9 Proposed RenderingDepartment: Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 1 10/27/2020: FOR FINAL PLAN:Stuart street is classified as a Minor Collector in the City's Master Street Plan. This street section has an ultimate rightofway (ROW) width of 76 feet. The owner will be required to dedicate 8 feet of ROW along the property frontage to bring the half ROW width to 38 feet. The standard utility easement width of 9 feet will need to be dedicated adjacent to the ROW along the frontage as well. These will need to be dedicated (along with any other easements required by other City departments) by separate instrument. Please have easement legal descriptions and exhibits prepared by a Colorado licensed land surveyor. These should be submitted to the City along with the appropriate fees ($250/easement dedication) and TDRF application (you will need to submit another completed TDRF application with the easement dedications indicated on it).AI: Serdar – ask for when this needs to be done ?We are committed to getting this taken care of when its neededComment Number: 5 02/16/2021: FOR FINAL PLAN: Comments not addressed. These can be addressed with the final plans and are not necessarily needed to go to hearing.10/27/2020: FOR HEARING:See minor utility plan cover sheet comments. Be sure that you revise all notes and information to be pertinent to this project and to City standards. The general notes on the second sheet of the utility plans do not look correct and are far too light to be able to read clearly or make clear copies/scans of the plans.PEC: General Notes have been fixed and adjusted and will be submitted during the CD and utility submittal.Comment Number: 6 02/16/2021: FOR FINAL PLAN:Comment not addressed.10/27/2020: FOR FINAL PLAN:The existing site and demo plan need to contain more details about what is being removed, relocated, demolished, etc. Particularly, we need to see information about the removal of existing ROW improvements, such as curb and gutter, asphalt, sidewalk, etc.PEC: will add more detail and clarify drawing.Comment Number: 7 02/16/2021: FOR HEARING UNRESOLVED:This comment must be addressed prior to moving on the FDP stage of the development review process.10/27/2020: FOR HEARING:Please show and identify all existing and proposed easements and rightofway on all plans.PEC: showing on Site Layout PlanComment Number: 8 02/16/2021: FOR FINAL PLAN:Comment not addressed completely. There are still instances of text that is difficult to read and needs to be moved, masked, etc. to make the plans more clear. If there is confusion as to what text I am referring to, please contact me to discuss. 10/27/2020: FOR HEARING:There are many instances of text that is obscured by other text, hatching, linework, etc. and is difficult to read. Please make sure all text is legible.PEC: Site Plan is Cleaned up.Comment Number: 9 02/16/2021: FOR FINAL PLAN:Comment not addressed. These can be addressed with the final plans and are not necessarily needed to go to hearing.10/27/2020: FOR HEARING:The typical drive access detail in the utility plans will need to be swapped for the correct one for detached walk.PEC: Correct Detail is shownComment Number: 10 02/16/2021: FOR FINAL PLAN:Perhaps my previous comment was not well understood. I was asking that you remove several sheets from the utility plan set because they aren't necessary for that plan set. It appears that you just took all the plans and combined them into one plan set with this submittal, which is not correct. Please provide a separate site plan (PDP) and a separate utility plan set. Refer to my redlines from the previous submittal as to which sheets should be included in the utility plans. 10/27/2020: FOR FINAL PLAN: There are several utility plan sheets that wouldn't typically be part of a utility plan set (see redlines). I believe that these sheets are included in the site plan, and can be removed from the utility plan set.AI: WayneWDA RESPONSE: The “Plan Set” has been reorganized and all renumbered as follows; 1 of 9 Title Sheet 2 of 9 Existing Site and Demo Plan 3 of 9 Site Layout Plan 4 of 9 Tree Mitigation Plan 5 of 9 Landscape Plan 6 of 9 Photometric Plan 7 of 9 Proposed Floor Plan 8 of 9 Preliminary Elevations9 of 9 Proposed RenderingComment Number: 11 02/16/2021: FOR FINAL PLAN:A couple of variances were approved relating to the proposed driveway access (min. width and corner separation). Formal variance requests need to be submitted to the City for these. They can both be included in the same written letter request. Refer to section 1.9.4 of the LCUASS for variance request procedures. I will include an example with these comments and redlines, for your reference. This needs to be stamped and signed by a Colorado licensed civil engineer. Please list the approved variances in the appropriate general note (#48) on the notes sheet of the utility plans. Also, the notes you have provided are not numbered correctly. Please refer to the LCUASS notes appendix for the correct City of Fort Collins general notes.AI:serdarComment Number: 12 02/16/2021: FOR FINAL PLAN:The City is using a new signature block for electronic plan signing. Please use the provided signature block on your FDP utility plans. The signature block will only go on the cover sheet, rather than every page.AI: WayneWDA RESPONSE: we will use the appropriate signature block when we get to the (FDP) Final Development Plan.Comment Number: 13 02/16/2021: FOR FINAL PLAN:There is very little grading information on the grading plan. Engineering will need to see spot elevations and flow arrows on the proposed sidewalk as well as driveway access.PEC: we are showing elevations points and flow arrows on preliminary site layout.Comment Number: 14 02/16/2021: FOR HEARING:The proposed sidewalk is not shown tying into the existing attached sidewalk on either side of the lot correctly. Please make sure your plans show the existing sidewalk and the transition from proposed detached walk to the attached walk. Generally how you show the curves that transition to the attached walk are fine, they just don't connect in the right spot and do not transition to the more narrow existing walk width.WDA RESPONSE: this is an issue that can and will be worked out in the construction documents.Department: Stormwater EngineeringContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 02/11/2021: INFORMATION: Previous comments can be addressed at FDP submittal.10/22/2020: FOR FINAL PLAN:At FDP submittal ESC materials will need to be submitted.The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can befound at www.fcgov.com/erosionPlease submit an Erosion Control Plans to meet City Criteria.Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria.Contact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 5 02/16/2021: FOR HEARING UPDATED:Calculations need to show that the proposed flows are less than or equal to existing flows. Also, the Drainage Report needs to discuss exactly where these flows leave the site with an illustration of how these flows pass through the offsite area and into the City rightofway or designated drainage path.10/26/2020: FOR HEARING:A Development that changes storm water flows in character (water quality or flow path), increases quantity, or increases flow rate can not drain onto downstream properties without a drainage easement. Even if it is shown that the increase in impervious area is less than 1,000 sf, any of the above conditions would require a drainage easement for any flows that are exiting the northeast corner of the site.This comment may require further discussion and the City welcomes a meeting to discuss.AI: Serdar – Ask Brandy whether these questions around drainage need to be answered for the Planning phaseComment Number: 6 02/16/2021: FOR HEARING UPDATED:No hydrology calculations were submitted with this round of review. Please submit updated Drainage Report.PEC: Rational Method and other calculations were included in Drainage Letter.10/26/2020: FOR HEARING:The hydrology calculations in the drainage report do not meet City specifications. The Cfactors are not per the City's Criteria Manual. The rainfall intensities are not per City criteria either.Also, these small subbasins should not have a TOC greater than 5 minutes just from my observation.Comment Number: 7 02/16/2021: FOR FINAL PLAN:This can be addressed during Final Compliance.10/26/2020: FOR HEARING:The Grading Plan needs more detail with spot elevations to clearing show grading.PEC: Showing More elevations points and will call out no change in grading. Matching historicComment Number: 8 02/16/2021: FOR HEARING:The existing and proposed site areas do not add up to the same number. Please revise.PEC: We will look at it; may not match because of changes are in certain defined areas. We believe it does Match. Will clarifyComment Number: 9 02/16/2021: FOR FINAL PLAN:The porous paver system that is being used to reduce the impervious area calculations needs to be designed per the City detail, except for the underdrain. This includes multiple aggregate layers at the the proper depths. This system can be costly with yearly maintenance and the City wants to make sure the Applicant is aware of all that is entailed with this system.WDA RESPONSE: we address this issue when we get to the (FDP) Final Development Plan.Department: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 1 02/16/2021: FOR HEARING UPDATED:It appears a 1 1/2 inch water meter was added to the existing 3/4 inch water service. This would not make sense or allowed per City Code. If a larger service is desired, then a new service will need to be tapped at the main in Stuart Street. Also, if the existing 3/4 inch water service is not to be utilized, it will need to be abandoned at the main per City Criteria. Please revise.10/26/2020: FOR HEARING:The Utility Plan shows the existing wet utilities, but no improvements or modifications. Are the existing wet utilities adequate for the proposed uses? In general, a 3/4inch water service would not be sufficient for a 4plex.AI: Greg/WayneWDA RESPONSE: we will address this issue when we get to the Construction drawings for building permit. and we know, what needs to be addressed and how many fixtures there are going to be in the final approved plans, currently this is an unknown issue, and the tap size will need to increase, but we do not know what the new size will need to be.Comment Number: 2 02/16/2021: FOR FINAL PLAN:The water and sewer service locations on the Landscape Plan do not match the locations on the Utility Plan. Please revise.GMR Response: Plans have been revised for consistent sewer and water service locations.10/26/2020: FOR HEARING:A reminder that no trees are allowed within 10 feet of the water or sewer services and no shrubs within 4 feet of the water meter or curb stop.Comment Number: 3 02/16/2021: FOR FINAL PLAN:The water meter pit detail is not the correct detail for a 1 1/2 inch water service. Please revise.PEC: Based on analysis we have changed size to 1”. Existing was ¾”AI:Greg / WayneWDA RESPONSE: we will address this issue when we get to the Construction drawings for building permit. and we know, what needs to be addressed and how many fixtures there are going to be in the final approved plans, currently this is an unknown issue, and the tap size will need to increase, but we do not know what the new size will need to be.Department: Light And PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment Number: 1 10/27/2020: FOR HEARING:This property is currently being serviced by a customer owned service connecting to a secondary box on the northwest corner of the property. This secondary box is a substantial distance from the transformer located on Spring Meadow Ct. This could pose to be a difficult and costly process if your development requests a service upgrade. If four, small, 100 amp services are being proposed, it will exceed the capabilities of the current system and require a transformer to be installed on site. Please show a transformer location for your next submittal.AI:GregGMR Response: Plans have been updated to provide for an anticipated transformer location.Comment Number: 2 10/27/2020: INFORMATION:Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines.Comment Number: 3 10/27/2020: FOR FINAL PLAN:Please provide a one line diagram and a C1 form to Light and Power Engineering. The C1 form can be found at: http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfWDA RESPONSE: we address this issue when we get to the (FDP) Final Development Plan.Comment Number: 4 10/27/2020: INFORMATION:Transformer locations shall be within 10' of a paved surface and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.)Comment Number: 5 10/27/2020: INFORMATION:Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development.Comment Number: 6 10/27/2020: INFORMATION:You may contact Austin Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Department: ForestryContact: Christine Holtz, , choltz@fcgov.comTopic: Landscape PlansComment Number: 2 02/16/21: FOR FINAL PLAN: Thank you for adding the Street Tree Notes, and the Tree Protection Notes, and the Site Plan notes. Please also add the boxed permit note to each page of the landscape plan. Comment Number: 4 02/16/21: FOR FINAL PLAN: Thank you for moving the driveway to the east. The honey locusts will provide great benefits for your new development. Please provide a justification letter for the other tree removals explaining why it is necessary for the development. Comment Number: 5 02/16/21: FOR FINAL PLAN:Thank you again for reserving the honey locusts on the west boundary of the development. Your request for a variance for the code requirement below is acceptable by Forestry. Please explain in your variance request the purpose and reason for this modification, ie. existing trees are being preserved and therefore there is no more room on the property to plant the number of shade trees required for the 50% requirement. You can add this to the Existing Tree Removal Feasibility Letter if need be. GMR Response: Existing Tree Removal Feasibility Letter provided.Comment Number: 12 02/16/21: FOR FINAL PLAN:To ensure proper separation, please shift the street trees; the westernmost catalpa should be shifted ~ 8 ft west, and the eastern catalpa, should shift 3 ft east (this will keep it 6 ft from the water line and increase the separation from the Accolade elm).GMR Response: As existing sewer and water line locations have been updated per civil, the easternCatalpa has been shifted to provide a 6’ offset from sewer line location. The western Catalpa has remainedto provide for a 10’ offset from the fire line.Comment Number: 13 02/16/21: FOR FINAL PLAN:Please include a detail on the landscape plans, and a description in the Plant Schedule indicating which trees are being used as mitigation trees. From the new calculations, taking into account the preservation of the honey locusts, there are 7 mitigation trees. The three shade trees being planted (2 catalpa and 1 accolade elm) plus 4 of the Hetzi juniper can account for the mitigation.GMR Response: Plans have been updated to provide Plant Schedule description identifying mitigationtrees.Department: PFAContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic: GeneralComment Number: 1 02/16/2021: Prior PDP comments for hearing have been resolved.Department: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 10/26/2020: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 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  Seismic Design: Category B.Climate Zone: Zone 5Energy Code: · Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multifamily 4 stories and taller: 2018 IECC commercial chapter.Comment Number: 2 10/26/2020: For a building code change of occupancy to R2 multifamily, the building must be fire sprinkled (13R min, but appears that an existing NFPA13 system currently exists).Type B accessible units must be provided per chapter 11 of the IBC.1hour dwelling separation walls/floors are required between each dwelling unit.Plans must be submitted showing how the building will comply with the building code for all dwellings.Comment Number: 3 10/27/2020: INFORMATION BUILDING PERMIT: 10% of all parking spaces must be EV ready (conduit in place)Comment Number: 4 10/27/2020: INFORMATION BUILDING PERMIT: 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.Comment Number: 5 10/27/2020: INFORMATION BUILDING PERMIT: R2 occupancies must provide 10ft 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.Comment Number: 6 10/27/2020: INFORMATION BUILDING PERMIT: City of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side).Comment Number: 7 10/27/2020: INFORMATION BUILDING PERMIT: Bedroom egress windows required below 4th floor regardless of firesprinkler. All egress windows above the 1st floor require minimum sill height of 24”.Comment Number: 8 10/27/2020: INFORMATION BUILDING PERMIT: Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.Comment Number: 9 10/27/2020: INFORMATION BUILDING PERMIT: A City licensed commercial general contractor is required to construct any new multifamily structure.Comment Number: 9 10/27/2020: PRIOR to FINAL PLAN: Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to middesign stage for this meeting to be effective. Applicants of new projects should work with their Coordinator to schedule a presubmittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 1 02/16/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.