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HomeMy WebLinkAboutTHE LANDING AT LEMAY MULTIFAMILY AND MIXED-USE - FDP230020 - SUBMITTAL DOCUMENTS - ROUND 6 - Responses (2) Page 1 of 14 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 March 29, 2024 Monica Unger Thompson Thrift Development, Inc. 111 Monument Circle Indianapolis, IN 46204 RE: The Landing at Lemay Multifamily and MixedUse -, FDP230020, Round Number 5 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: RIPLEY DESIGN (LANDSCAPE ARCHITECT/PLANNER) RESPONSE: AVANT CIVIL GROUP (ENGINEER) 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 conversations. Thank you! RIPLEY DESIGN RESPONSE: Thank you Todd. Page 2 of 14 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 RESPONSE: Please see all “For Final / For Approval” comment responses below from the corresponding party. 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 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_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. RIPLEY DESIGN RESPONSE: Submittal documents shall 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 RIPLEY DESIGN RESPONSE: All documents for this submittal have been optimized to reduce file size as mentioned above. Page 3 of 14 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 RESPONSE: FDP Rd 6 is planned on being submitted 04/10/2024 and will notify Todd S. as the date approaches. Comment Number: 7 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RIPLEY DESIGN 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 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 RESPONSE: Thank you again for agreeing to a QuickCheck to help expedite this approval process. Department: Planning Services Contact: Katelyn Puga kpuga@fcgov.com Topic: General 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. STUDIO-M RESPONSE: Understood Comment Number: 13 Page 4 of 14 03/26/2024: FOR FINAL APPROVAL - CONNECTING WALKWAY 3.5.2 Please ensure that units in Buildings 14 and 17 (positioned at the Major Walkway Spine) have a connecting walkway that is within 350 ft. of the ROW for Cordova. This standard prioritizes the pedestrian and bicycle connection, and since Cordova will not be built with this project, staff would prefer to expand the width of this walkway connection to the entrance of the Major Walkway Spine at a minimum. Please keep in mind that the required setback to an arterial street ROW is 15 ft. and that any modification to the connecting walkway standard (Land Use Code Section 3.5.2(D)(1)) will require a public hearing. RIPLEY DESIGN RESPONSE: Site plan has been adjusted to provide a connecting walkway within 350 ft to buildings 14 and 17. See site plans for redesign. Comment Number: 14 03/26/2024: FOR FINAL APPROVAL - BUFFER YARD Thank you for incorporating as much of the required buffer yard plantings into the design update as feasible. Staff acknowledges that ROW for the future arterial street (Cordova Rd) exempts the development from the requirements of the buffer yard requirements in Section 3.8.26. Plan adjustments to meet other standards can be made but please keep as much of the buffer yard plantings as feasible. Please provide a note on the Landscape Plan that clarifies the buffer yard is not required by the Land Use Code or as part of the FDP. This can be demonstrated by providing the # of plantings that are provided that exceed the typical requirements. RIPLEY DESIGN RESPONSE: A note and table has been added to sheet L5.0 stating that a buffer yard is being provided to be best extent feasible, although not required for the approval process. Comment Number: 15 03/26/2024: FOR FINAL APPROVAL - Refer to Planning Redlines on the Site Plan for additional comments to be addressed. Most comments are related to the exclusion of Cordova ROW from the overall project boundary. RIPLEY DESIGN RESPONSE: See Planning Redline-Responses in the “Responses” folder of this submittal. Comment Number: 16 03/26/2024: FOR FINAL APPROVAL - PLAT Since a section of Cordova ROW has been removed from the overall scope of the project which includes the sidewalk that would serve as the main north -south connection from N. Link Lane to Duff Drive, a public access easement should be provided in the interim across the updated sidewalk section that will provide north-south connection from Cordova to the Major Walkway Spine. This will allow pedestrians to utilize the connecting walkway/major walkway spine to make that missing north/south connection on the east side of the site. AVANT CIVIL GROUP RESPONSE: Added public access easement between building 17 and property boundary Comment Number: 17 03/26/2024: FOR FINAL APPROVAL - NOTICE OF PROJECT CHANGES Since no public hearing is required with this change and to continue to provide transparency, City staff is currently evaluating options for noticing regarding traffic to the adjacent Air Park Business Association. The noticing will be necessary as part of the FDP review and prior to final approval. RIPLEY DESIGN RESPONSE: Please keep the applicant up to date on this process. Page 5 of 14 Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 9 02/12/2024: FOR FINAL PLAT: Plat still needs recording numbers for ELCO and Boxelder easements. The recording numbers can be added during the final check/recording documents submission. AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you. 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: Acknowledged, thank you. Comment Number: 10 03/18/2024: FOR FINAL APPROVAL: Please remove the short extension of Cordova Road to the south of the intersection with Link Lane. These type of dead-end streets that serve no current use typically become used for long-term parking, storage, and other uses that are unwanted by the City within public ROW. The City will collect a PIL for that section of ROW, and construct Cordova Road once the full connection can be made. This will be written into the development agreement. The sidewalk along the west side can remain for a pedestrian connection. AVANT CIVIL GROUP RESPONSE: Proposed Cordova extension removed back to Link intersection Comment Number: 11 03/27/2024: FOR FINAL APPROVAL: Aero Lane should be dedicated as a public access easement now that Cordova Road is not going to be constructed with this project. This property cannot restrict public access for vehicles that want to drive to the west from Link Lane. AVANT CIVIL GROUP RESPONSE: Agreed, public access easement has been modified to cover Aero and Link between both site egress points Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 03/14/2024: 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 PDF Page 6 of 14 02/22/2024: 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 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 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: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 10 03/24/2024: FOR FINAL APPROVAL: The addendum to the Transportation Impact Study has been received, reviewed, and general conclusions accepted. The signed and stamped memo will need to be included with the original TIS in the final recording documents for this project. RIPLEY DESIGN RESPONSE: The signed and stamped Transportation Impact Study and Memorandum is included in this submittal for final recording. Comment Number: 11 03/24/2024: FOR FINAL APPROVAL: Please explore the possibility of a temporary construction easement to extend the sidewalk on the north west corner of Duff and Cordova from you property over to the existing ramps at the intersection. If not possible, your sidewalk should extend all the way to the property line and you will need to add a Type III barricade at the end. See note on page 15 Utility Plans. THOMPSON THRIFT RESPONSE: We have verbal approval from neighboring parcel to perform this work. We will show this on our Page 7 of 14 plans as offsite work for approval. Comment Number: 12 03/24/2024: FOR FINAL APPROVAL: Additional signing and striping changes may be needed within the next submittal depending on the removal of the northern section of Cordova. We will just want to make sure it is signed appropriately. AVANT CIVIL GROUP RESPONSE: Cordova signage/striping unnecessary with removal of Cordova extension, barricades/related signage to be called out on paving sheets. Comment Number: 13 03/24/2024: FOR INFORMATION: Information will be needed during the Development Construction Permit meeting to detail the construction staging that was originally anticipated to occur on Cordova. A detailed construction phasing plan would be helpful to ensure we restrict construction traffic on the industrial area to the east as originally planned with this project. THOMPSON THRIFT RESPONSE: Understood, thank you Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 27 03/22/2024: Accepted We acknowledge the ESC Plans have changed slightly since the acceptance during FDP Round 3. ESC Plans are acceptable and still meet the requirements per the Fort Collins Stormwater Criteria Manual (FCSCM) Chapter 2 Section 6. Please include these updated plans in the Submitted and accepted Stormwater Management Plan (SWMP) from Round three. The SWMP was accepted in lieu of the Required Erosion Control Report per FCSCM Chapter 2 Section 6 during FDP Round 3 We also accept the updated Erosion Control Escrow Calculation. A new acceptance email will be issued reflecting these updates. Inspection Fees remain unchanged since acceptance at FDP Round 3. Topic: Fees 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 Currently we are showing the sidewalk terminating at the property boundary, but are willing to continue working to incorporate a temporary construction easement to establish a connection to the existing ramp. Page 8 of 14 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. " THOMPSON THRIFT RESPONSE: The total site disturbance has changed now that our development has lost the CCC parcel where Cordova was to be built. Please revise fees for the updated site plan/acreage. thank you. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 28 03/26/2024: FOR FINAL APPROVAL: Two foot flat area is needed just west of the public sidewalk along Cordova before slopes drop into the detention pond. AVANT CIVIL GROUP RESPONSE: Added 2’ at 5% adjacent to the public sidewalk Comment Number: 29 03/26/2024: FOR FINAL APPROVAL: It appears landscaping needs to be adjusted near the retaining walls for the northern detention pond. Shrubs are recommended along the bench between the two walls. Trees could damage the walls. RIPLEY DESIGN RESPONSE: Landscape in conflict with the retaining walls in the north detention pond have been adjusted. See sheet L3.7 for new planting locations. Comment Number: 30 03/26/2024: FOR FINAL APPROVAL: The manifold and access points for the Stormtech system are located under shrubs. These should be relocated to the northeast end of the system. AVANT CIVIL GROUP RESPONSE: Stormtech system has been shifted so that manifold/access points are located away from islands/landscaping and within parking areas. The system has been designed by the manufacturer so that isolator rows that do not have access points at the manifold side, instead have access points at the back of each row; inspection ports are located on opposite ends of the cleanout access points. RIPLEY DESIGN RESPONSE: Shrubs have been adjusted to the northeast end of the system to avoid conf licts. Comment Number: 31 03/26/2024: FOR FINAL APPROVAL: The extended detention volume needs to be calculated by looking at the area not treated by LID and performing the calculation for just this area rather than subtracting it from the LID volume. AVANT CIVIL GROUP RESPONSE: WQCV calculations have been updated & are included in the DR Report; the required WQCV Page 9 of 14 for areas not treated by LID was slightly less than the original WQCV provided in Pond 2, so Pond 2 design has not changed. 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/buildersanddevelopers -. 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: Previous comment 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: Previous comment Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 03/25/2024: 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 Page 10 of 14 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 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: We are ready to release this work at any time, we will stay in close contact to ensure we are meeting all requirements. We will release the burrowing owl survey in the interim to prepare for next steps. Comment Number: 12 03/25/2024: FOR FINAL APPROVAL: It doesn't look like the pollinator seed mix is noted on the legend in the Landscape Plan. Please include this seed mix in the legend, and make sure it is noted on the landscape plan. RIPLEY DESIGN RESPONSE: Pollinator seed mix has been added to the plans and legend. See sheets L3.6 & L3.7. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 5 03/25/2024: FOR APPROVAL Please see Forestry redlines for tree/utility separation issues. RIPLEY DESIGN RESPONSE: See the Forestry Redline-Responses in the “Responses” folder of this submittal package. 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 Page 11 of 14 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, 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: Page 12 of 14 · 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. · 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 nonfire 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/resrequirements.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 · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Page 13 of 14 · 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. 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 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 Page 14 of 14 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 av in this category. 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. 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 RIPLEY DESIGN RESPONSE: Finalized irrigation plans shall be provided prior to Building Permit.