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NOTE - THE NOTED DISAPPROVED ITEMS MAY NOT CONSTITUTE A COMPLETE LIST OF VIOLATIONS. THE DESIGNER IS TO CONDUCT A COMPLETE RE-REVIEW OF THE PLANS FOR ADDITIONAL VIOLATIONS OF THE STANDARD COMMENTS AND INCORRECT INFORMATION PRIOR TO RESUBMITTING.

 System plans must be picked up within 30 days. All system plans left longer than 30 days will be discarded as abandoned.

THE LODGE AT BLACK FOREST APARTMENTS BLDG 7
06430 BLACK RIDGE VW

Review DateStatusComment(s)
10/20/2015 FYI*****(STANDARD COMMENT) This project is: The Lodge at Black Forest Apartments, 6430 Black Ridge Vw: new apartment building 7 Date of Plans:9/25/15 You can access our web site for the latest fire department plan review comments: 1. https://csfd.coloradosprings.gov/ 2. Click on Check my Plan Review and click the Blue Button to View Plan Review Status 3. Scroll down to the correct address. You may then select APPROVED/DISAPPROVED to view comments associated with that particular project.
Attention***ATTENTION-ATTENTION-ATTENTION*** Your assistance is needed regarding these plan review comments. The Division of the Fire Marshal is asking you to help them improve upon the plan review comments generated for reviews, Please take a few minutes to complete the survey at: http://goo.gl/forms/oTgIzm8gzn Thank you very much for your participation and assistance.
FYI*****(STANDARD COMMENT) REVISION: Revision Sequence: 1 Scope of Revision: breezeway/stairs Date of Revision: 9/25/15 This review is limited to areas clouded and/or indicated as changed. Permit release for this splice or revision does not include other plan elements even if revised from prior submissions.
FYI(STANDARD COMMENT) IMPACT TO EXITING AND/OR FIRE PROTECTION SYSTEMS Egress components and fire protection systems that may be negatively impacted by your scope of work will be required to comply with the currently adopted fire code. As an example, if your work increases the occupant load of a space, the existing egress components will be required to comply with the requirements of the new occupant load.
Attention(STANDARD COMMENT) CONSTRUCTION SPLICES You are strongly encouraged to have any splices that may occur during this project, reviewed by CSFD. Failure to do so, can result in coordination issues that could prevent a final inspection from being completed, thus delaying the issuance of a Certificate of Occupancy.
FYI(STANDARD COMMENT) 150-FOOT ACCESS Fire apparatus access roads shall be provided for every structure constructed or moved into or within the jurisdiction and shall be extended to within 150-feet of all exterior portions of the first story of any building. 2009 IFC 503.1.1
FYI(STANDARD COMMENT) TIMING OF INSTALLATION OF ACCESS ROADS Fire department access roads shall be made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. (2009 IFC 501.4)
FYI(STANDARD COMMENT) ACCESS FOR FIREFIGHTING Approved vehicle access for firefighing shall be provided to all construction/demolition sites. Vehicle access shall be either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available. (2009 IFC 1410)
FYI(STANDARD COMMENT) WATER SUPPLY REQUIRED ON SITE Required water supplies for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. (2009 1412)
FYI(STANDARD COMMENT) FIRE FLOW TESTING - NEW HYDRANTS: All actual hydrant flow tests shall be conducted prior to the start of construction or the arrival of combustible material on site. It is the responsibility of the owner or their designated representative to ensure an approved water supply is provided.
FYI(STANDARD COMMENT) CONTACTS FOR FLOW TESTING HYDRANTS PUBLIC/CITY OWNED HYDRANTS: Contact SEAN HIGBEE, CSU at 668-4595 or via email at shigbee@csu.org to schedule an ACTUAL flow test. Be sure to provide them with a CSFD plan review number to include with their flow reports. CSFD need not be present when City Utilities flow tests hydrants as we will accept their reports. PLEASE ALLOW 1-2 WEEKS NOTICE PRIVATE HYDRANTS: Contact your assigned inspector to schedule a flow test of PRIVATE OWNED hydrants. A contractor capable of performing the test will be required as CSFD Inspectors WITNESS only. CSFD will not accept flow test results we have not witnessed.
FYI(STANDARD COMMENT) FIRE EXTINGUISHERS - APARTMENTS OPTION #1 -- Install 2A-10B:C fire extinguishers at a rate of 1 unit per 3000 squre feet, AND a maximum of 75-ft travel distance. These extinguishers are to be located in the common areas of the complex. History shows they are often stolen, therefore option 2 is highly recommend. OPTION #2 -- Install (1) 1A-10B:C ext. in each apartment. It's ok to hang under a kitchen sink, in a closet, or in an ATTACHED garage, just remember to make sure it's accessible Install extinguishers in highly visible and accessible locations, never in a dead-end area, and always try to place them near an exit pathway or at an exit(s). Mount 4" off floor to a maximum of 5 ft. to the top of the fire ext. (HINT: About waist high is perfect.) "FIRE EXTINGUISHER" signs may need to be posted too properly identify where the units are located if they're not highly visible.
Attention(STANDARD COMMENT) FIRE EXTINGUISHERS NOT REVIEWED PLAN REVIEWS DO NOT INCLUDE REVIEW OF TYPE, SIZE OR PLACEMENT OF FIRE EXTINGUISHERS. Fire extinguisher type, size and placement shall be in accordance with the requirements of the currently adopted International Fire Code and the current edition of NFPA 10. The general fire extinguisher requirement for commercial structures is met with a typical dry chemical fire extinguisher with a minimum of 2A10BC rating. If there are special hazards in this building there may be requirements for specific or different fire extinguishers and this should be discussed with the reviewer at Colorado Springs Fire Department. If the owner and/or occupant wishes to deviate from the fire extinguisher listed above, please contact your inspector and/or plan reviewer early in the project to avoid delays at the time of final.
FYI(STANDARD COMMENT) ADDRESSING Address shall be posted on street addressed side of structure. Minimum 5" numbers with 1/2" stroke. Contrasting color to background. (2009 IFC 505.1)
FYI(STANDARD COMMENT) REVIEWS Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirements are met as established by the Authority Having Jurisdiction, whether or not the requirements are specifically indicated on the submitted construction documents. The CSFD has reviewed the submittal in accordance with the adopted fire code requirements, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code. (105.4.4)
FYI(STANDARD COMMENT) PERMITS Insure all applicable permits are obtained from the Regional Building Department and the Colorado Springs Fire Department for the work that is being done at this site.
3/17/2015 ApprovedRecord time for review of splice dated 2.2.15 - no exceptions noted
2/19/2014 FYI*****(STANDARD COMMENT) This project is: The Lodge at Black Forest Apartments, 6430 Black Ridge Vw: Date of Plans: 2.13.13 You can access our web site for the latest fire department plan review comments: 1. From www.pprbd.org, select PLAN REVIEW then FIND PLANS next COLORADO SPRINGS 2. Scroll down to the correct address. You may then select APPROVED/DISAPPROVED to view comments associated with that particular project.
Attention(STANDARD COMMENT) CONSTRUCTION SPLICES You are strongly encouraged to have any splices that may occur during this project, reviewed by CSFD. Failure to do so, can result in coordination issues that could prevent a final inspection from being completed, thus delaying the issuance of a Certificate of Occupancy.
FYI(STANDARD COMMENT) WATER SUPPLY REQUIRED ON SITE Required water supplies for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site. (2009 1412)
FYI(STANDARD COMMENT) FIRE FLOW TESTING - NEW HYDRANTS: All actual hydrant flow tests shall be conducted prior to the start of construction or the arrival of combustible material on site. It is the responsibility of the owner or their designated representative to ensure an approved water supply is provided.
FYI(STANDARD COMMENT) CONTACTS FOR FLOW TESTING HYDRANTS PUBLIC/CITY OWNED HYDRANTS: Contact SEAN HIGBEE, CSU at 668-4595 or via email at shigbee@csu.org to schedule an ACTUAL flow test. Be sure to provide them with a CSFD plan review number to include with their flow reports. CSFD need not be present when City Utilities flow tests hydrants as we will accept their reports. PLEASE ALLOW 1-2 WEEKS NOTICE PRIVATE HYDRANTS: Contact your assigned inspector to schedule a flow test of PRIVATE OWNED hydrants. A contractor capable of performing the test will be required as CSFD Inspectors WITNESS only. CSFD will not accept flow test results we have not witnessed.
FYI*****(STANDARD COMMENT) FIRE PROTECTION SYSTEMS The following systems are present or required in this facility: --XXX---Fire Alarm System XXX-----Water-Based Suppression System (fire sprinklers, standpipes, etc) Applicable Fire Protection System plans shall be submitted to the CSFD Construction Services office in the Regional Development Center.
FYI(STANDARD COMMENT 10) INSPECTIONS Due to the dynamic nature of inspectors schedules, PLEASE call your inspection requests in with ample time to allow scheduling. Please call 719-385-5982 Extension 2 to schedule all construction related inspection activities. When calling, please have your complete CSFD plan review number(s) ready for each inspection request. ( i.e. 20001234 - HM -2 or 20000012 - CN - 1) The CSFD Approved sets of plans are to be on site for all inspections.
FYI*****(STANDARD COMMENT) DISAPPROVED ITEMS ADDRESSED The plans have been resubmitted and all the disapproved comments have been addressed and/or corrected as follows: 1. Be Advised - the fire line cannot run underneath the building and there are no valves permitted in the fireline after the "T" from the main line unless a PIV is provided - these items will be reviewed formally on the water plan. I commented on this item in an attempt to provide earlier comment to these issues, rather than wait for the water plan to be submitted for formal review. FIRE LINE IS LOCATED WITHIN A COVERED TRENCH AS PERMITTED BY 10.6.2 OF 2013 NFPA 24.
FYI(STANDARD COMMENT) REVIEWS Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirements are met as established by the Authority Having Jurisdiction, whether or not the requirements are specifically indicated on the submitted construction documents. The CSFD has reviewed the submittal in accordance with the adopted fire code requirements, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code. (105.4.4)
FYI(STANDARD COMMENT) PERMITS Insure all applicable permits are obtained from the Regional Building Department and the Colorado Springs Fire Department for the work that is being done at this site.
10/14/2013 FYI*****(STANDARD COMMENT) This project is: The Lodge at Black Forest Apartments, 6430 Black Ridge Vw: new apartment building Date of Plans: 2.13.13 You can access our web site for the latest fire department plan review comments: 1. From www.pprbd.org, select PLAN REVIEW then FIND PLANS next COLORADO SPRINGS 2. Scroll down to the correct address. You may then select APPROVED/DISAPPROVED to view comments associated with that particular project.
Disapproved*****(STANDARD COMMENT 19) DISAPPROVED COMMENTS The following information and/or corrections are needed prior to completing a full plan review. Please respond, in writing on letterhead, to each of the following comments: 1. Be Advised - the fire line cannot run underneath the building and there are no valves permitted in the fireline after the "T" from the main line unless a PIV is provided - these items will be reviewed formally on the water plan. I commented on this item in an attempt to provide earlier comment to these issues, rather than wait for the water plan to be submitted for formal review. Also review the disapproved plans for additional written comments prior to submittal of new plans.
Disapproved(STANDARD COMMENT) WATER PLANS The City APPROVED" fire hydrant and water main plans are to be ATTACHED to all sets of construction plans for CSFD plan reviews. NOTE: THIS IS NOT THE PRELIMINARY PLANS INCLUDED WITH THE DEVELOPMENT PLAN - A SEPARATE SUBMITTAL IS REQUIRED TO COLORADO SPRINGS UTILITIES AND CSFD.
Disapproved(STANDARD COMMENT) TEMPORARY ADDRESS A temporary address has been assigned to these plans. CSFD will not approve the construction plans until the Regional Building Department Enumerations Office has assigned a permanent address to this facility, and has approved the construction plans.
FYI(STANDARD COMMENT) CORRECTIONS All corrections and comments are to be submitted back to CSFD in writing, or provid submittal sheets/drawings, etc as requested, to complete the review. Corrections are not accepted over the phone, via fax or verbally.
FYI(STANDARD COMMENT) RESUBMITTALS Re-reviews may be submitted back to the CSFD by direct submittal at the Construction Services counter, or through the Regional Building Department's routing system.
FYI(STANDARD COMMENT) REVIEWS Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirements are met as established by the Authority Having Jurisdiction, whether or not the requirements are specifically indicated on the submitted construction documents. The CSFD has reviewed the submittal in accordance with the adopted fire code requirements, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code. (105.4.4)
2/26/2013 FYI*****(STANDARD COMMENT) This project is: The Lodge at Black Forest Apartments, 6430 Black Ridge Vw: new apartment building Date of Plans: 2.13.13 You can access our web site for the latest fire department plan review comments: 1. From www.pprbd.org, select PLAN REVIEW then FIND PLANS next COLORADO SPRINGS 2. Scroll down to the correct address. You may then select APPROVED/DISAPPROVED to view comments associated with that particular project.
Disapproved*****(STANDARD COMMENT 19) DISAPPROVED COMMENTS The following information and/or corrections are needed prior to completing a full plan review. Please respond, in writing on letterhead, to each of the following comments: 1. Water entry details are not indicated for this building. Is permanent heat and lighting provided as well? Also review the disapproved plans for additional written comments prior to submittal of new plans.
Disapproved(STANDARD COMMENT) DEVELOPMENT PLAN Attach copies of the "City Approved" development plan to each set of construction plans submitted to the Colorado Springs Fire Department for review.
Disapproved(STANDARD COMMENT) WATER PLANS The City APPROVED" fire hydrant and water main plans are to be ATTACHED to all sets of construction plans for CSFD plan reviews.
Disapproved(STANDARD COMMENT) TEMPORARY ADDRESS A temporary address has been assigned to these plans. CSFD will not approve the construction plans until the Regional Building Department Enumerations Office has assigned a permanent address to this facility, and has approved the construction plans. ADDRESSES FOR ALL BUILDINGS UNDER THIS PLAN SET SHALL BE INDICATED AND APPROVED BY ENUMERATIONS PRIOR TO CSFD APPROVAL.
FYI(STANDARD COMMENT) CORRECTIONS All corrections and comments are to be submitted back to CSFD in writing, or provid submittal sheets/drawings, etc as requested, to complete the review. Corrections are not accepted over the phone, via fax or verbally.
Attention(STANDARD COMMENT) THE DISAPPROVED ITEMS MAY NOT CONSITITUE A COMPLETE LIST OF VIOLATIONS. IT IS THE RESPONSIBILITY OF THE DESIGNER/ARCHITECT TO CONDUCT A COMPLETE RE-REVIEW OF THE PLANS FOR ADDITIONAL VIOLATIONS OF THE ADOPTED CODES/STANDARDS AND INCORRECT INFORMATION PRIO TO RESUBMITTING.
FYI(STANDARD COMMENT) RESUBMITTALS Re-reviews may be submitted back to the CSFD by direct submittal at the Construction Services counter, or through the Regional Building Department's routing system.
FYI(STANDARD COMMENT) REVIEWS Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirements are met as established by the Authority Having Jurisdiction, whether or not the requirements are specifically indicated on the submitted construction documents. The CSFD has reviewed the submittal in accordance with the adopted fire code requirements, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code. (105.4.4)


 

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