HomeMy WebLinkAboutREDTAIL PONDS - PDP - PDP130030 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 28, 2013
Steve Steinbicker
Architecture West, LLC
4710 South College Avenue
Fort Collins, CO 80525
Re: Redtail Ponds Affordable Housing RESPONSES, AS NOTED; SEPTEMBER 10, 2013
Description of project: This is a request to construct a new multifamily affordable housing development
located between South College Avenue and the intersection of Fossil Boulevard and Conejos Road
(primary parcel# 96024-17-008). 60 units of affordable housing (permanent supportive housing) are planned
in a 4-story building. Recreation space in an interior courtyard and a community garden are also planned.
The site is located in the General Commercial (C-G) Zone District and the Transit Oriented Development
(TOD) Overlay Zone. Multifamily projects with more than 50 units are subject to Planning & Zoning Board
(Type 2) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Land Use Code (LUC) Section 4.21(B)(2)A. Residential use containing more than 50 dwelling units is
subject to a TYPE 2 Review.If the supportive programming spaces are for the residents only than this a
Multi-Family project. If the supportive programming spaces are open to non-residents than this a
Mixed-Use dwelling. N/A , SUPPORTIVE PROGRAMMING SPACES ARE FOR THE
RESIDENTS ONLY AND THE PROJECT WILL BE DEFINED AS A MULTI-FAMILY PROJECT.
2. LUC 4.21(C) Maximum building height shall be 4 stories.
NOTED, BUILDING IS 4 STORIES, SEE ACHITECTURAL BUILDING ELEVATIONS.
3. LUC 3.10.3(A) Primary commercial and residential building entrances shall face streets, connecting
walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all street
frontages to the maximum extent feasible, with highest priority given to east-west streets that lead from
transit stations to destinations.
It's not clear how this is being met
ALTHOUGH WE BELIEVE WE ARE MEETING THIS STANDARD WITH THE STREET LIKE PRIVATE
DRIVE DESIGN,A MODIFICATION REQUEST IS PROVIDED UNDER SEPARATE DOCUMENT.
LUC 3.10..3(B) At least one (1) prominent or central location within each transit station area shall include a
convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public
art. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably
feasible. NOTED, MULTIPLE OUTDOOR SPACES AND AMENITIES PROVIDED, REF; SITE PLAN.
LUC 3.10.3(C) To the extent reasonably feasible, buildings and extensions of buildings shall be
designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks
for residents' and workers' use and interaction, and to integrate the development with the adjacent
physical context. To the extent reasonably feasible, a continuous walkway system linking such outdoor
spaces shall be developed, and shall include coordinated linkages between separate developments.
NOTED, SEE ARCHITECTURAL SITE PLAN.
4. LUC 3.10.4(A) Developments shall provide formal streetscape improvements which shall include
sidewalks having street trees in sidewalk cutouts with tree grates, planters or other appropriate treatment
for the protection of pedestrians, and shall provide seating and pedestrian light fixtures. Specific design
details shall be subject to approval by the City Engineer in accordance with the design criteria for streets.
COMMENT NOTED, REFER TO SITE PLAN AND LANDSCAPE PLANS
LUC 3.10.4(C) Off-street parking shall be located only behind, above or below street-facing buildings. No
parking will be allowed between the street and the front or side of a building.
NOTED. SEE ARCHITECTURAL SITE PLAN.
5. LUC 3.10.5(B) Flat-roofed buildings shall feature three-dimensional cornice treatment on all walls facing
streets or connecting walkways, or a rail at the top of the wall of a usable rooftop deck, unless the top
floor is stepped back to form a usable roof terrace area. A single continuous horizontal roofline shall not
be used on one-story buildings. Accent roof elements or towers may be used to provide articulation of
the building mass. To the maximum extent feasible, a minimum pitch of 6:12 shall be used for gable and
hipped roofs. Where hipped roofs are used alone, the minimum pitch shall be 4:12.
NOTED. SEE ARCHITECTURAL ELEVATIONS.
LUC 3.10.5(C)(5) Exterior building materials shall not include smooth-faced concrete block, untreated or
unpainted tilt-up concrete panels or prefabricated steel panels
NOTED. SEE ARCHITECTURAL ELEVATIONS.
6. LUC 3.10.5(D) Walls, fences and planters shall be designed to match or be consistent with the quality of
materials, style and colors of the development. COMMENT NOTED.
7. LUC 3.8.30(C) At least 90% of the dwellings shall be located within one-quarter mile of either a
neighborhood park, privately owned park or central feature or gather place that is at least 10,000 sq ft in
size, highly visible formed by street layout, accessible to pedestrians and open to the public, and no
conflicts with storm drainage grading. THE SITE PLAN WAS PURPOSEFULLY DESIGNED TO PROVIDE
ON-SITE, INTERNAL OPEN /RECREATION & URBAN FARMING SPACES FOR THE RESIDENTS.
IN ADDITION, THE MASON TRAIL AFFORDS ACCESS TO THE REDTAIL GROVE NATURAL
AREA THE SOUTH TRANSIT CENTER ALSO PROVIDES A GATHERING PLACE.
LUC 3.8.30(F)(6) Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades
and walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall
not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal
and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be
accomplished by offsetting the floor plan, recessing or projection of design elements, change in
materials and/or change in contrasting colors. Projections shall fall within setback requirements.
NOTED. SEE ARCHITECTURAL ELEVATIONS.
8. LUC 3.2.1 A landscape plan is required this should include but not limited to foundation plantings, street
trees, parking lot perimeter and interior landscaping (see section for further details).
COMMENT NOTED, REFER TO LANDSCAPE PLANS
LUC 3.2.4 A lighting plan is required this should include photometric siteplan with catalog cut-sheets.
NOTED. REFER TO PHOTOMETRIC PLANS & SPEC. DATA INFORMATION.
LUC 3.2.5 An enclosure for both trash and recycling is required. Such enclosure shall be design with
walk-in access without having to open the main service gate and located on a concrete pad at least 20ft
from a public sidewalk.
NOTED. SEE ARCHITECTURAL SITE PLAN.
TRASH AND RECYCLING IS STORED WITHIN THE BUILDING.
9. LUC 3.5.1(I) Mechanical/utility equipment (vents, flues, meters, boxes, conduit, transformer, ac/rtu...)
locations shall be identified on the plans with notes on how such equipment is screened and painted.
NOTED. SEE ARCHITECTURAL DRAWINGS.
10. LUC 3.2.2(K)(1)(a)1. Multi-family residential has no maximum or minimum parking requirement in the TOD
overlay district. NOTED.
LUC 3.2.2(L) When off street parking is provide standard stall dimensions are 19'x9' and two-way drive
aisles are 24ft. NOTED. SEE ARCHITECTURAL SITE PLAN.
LUC 3.2.2(K)(5) Accessibility spaces are required and at least one should be van accessible (8ft wide
stall adjoined to 8ft wide loading area) NOTED AND PROVIDED. SEE ARCHITECTURAL SITE PLAN.
LUC 3.2.2(C)(4) Multi-family is required to provide one bicycle space per bedroom. At least 60% of
those spaces shall be enclosed and 40% fixed. NOTED. SEE ARCHITECTURAL SITE PLAN.
11. LUC 3.2.2(C)(5) Direct walkway access is required from pedestrian entrance to the public sidewalk.
COMMENT NOTED, REFER TO SITE PLAN AND LANDSCAPE PLANS
12. LUC 3.5.3 This section also applies if this is considered a Mixed-Use dwelling. NOT APPLICABLE.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and
the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104.
Comment noted.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four-step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section
1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Comment noted.
2. The same drainage concepts can be followed as in the approved Redtail Ponds drainage study as far as
detention and water quality treatment with the exception of the LID requirements in the next two
comments. Comment noted.
3. It doesn’t appear the water quality pond is still part of the plan. Fifty percent of the site runoff is still
required to be treated using the standard water quality treatment as described in the Fort Collins
Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged. Permeable pavers and bioswale will be used to treat
for water quality. Additional runoff from the site will be conveyed to the existing pond to the East.
4. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996. The bio-swale may meet some of the LID requirements but
please contact Basil Hamdan before submitting a PDP to confirm if all the water quality requirements are
being met. Project has been reviewed with Basil and LID requirements will be met with permeable
pavers and bioswales.
5. The drainage outfall for the site is still the curb and gutter of the frontage road. Since this is a new
proposal the street capacity will need to be verified in the drainage report. The majority of the site runoff will
be directed east to the existing curb and gutter along Frontage Rd. A stormwater detention pond is
proposed to capture a majority of the developed runoff and detain for the 100yr storm event with either a 5
or 10 year historic release rate. The developed flow to frontage Rd. will be less than existing, therefore we
see no need to analyze the street capacity. See preliminary drainage memo attached.
6. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual. Comment noted.
7. The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master
Drainage Plan as well the Fort Collins Stormwater Manual. Comment noted.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. GENERAL COMMENTS
The geographical limitations of the site combined with the current site plan, provides for fire access only
on the west side of the proposed building. This "out of access" condition will require further discussion
with the design team in order to resolve these concerns. The intent of the fire code shall prevail. Any
deviation from the code or offsetting measures proposed for the site shall be reviewed and approved by
the Fire Marshal. Comment noted.
2. FIRE LANES
Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved
route around the exterior of the building. When fire lanes cannot be provided, the fire code official is
authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved,
automatic fire-sprinkler system. 2006 International Fire Code 503.1.1 Comment noted.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width* & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside.
> Be visible by painting or signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006
and Local Amendments.
*STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT
In order to accommodate aerial fire apparatus access, required fire lanes shall be 30 foot wide minimum
on at least one long side of the building. At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building. 2006 International Fire Code Appendix D;
Poudre Fire Authority Administrative Policy 85-5 Comments noted.
3. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. International Fire Code 503.2.4 and Local Amendments Comment noted.
4. ROOF ACCESS
New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access
to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor
levels with a sign indicating that the stairway continues to the roof. 2006 International Fire Code 504.3
NOTED. SEE ARCHITECTURAL PLANS.
5. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Commercial Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
to the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B Comment noted.
6. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be
provided throughout all buildings with a Group R (Residential) fire area. Exceptions: Detached one and
two-family dwellings and multiple single-family dwellings (townhomes) not more than three stories above
grade plane in height with a separate means of egress. 2006 International Fire Code 903.2.7
NOTED. WILL COMPLY.
BALCONIES AND DECKS
Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling
units where the building is of Type V construction.
2006 International Fire Code 903.3.1.2.1
NOTED. THERE ARE BALCONIES AND SPRINKLER PROTECTION WILL BE PROVIDED. THERE
ARE NO GROUND FLOOR PATIOS OF DWELLING UNITS. BUILDING IS OF TYPE V
CONSTRUCTION.
FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire department
connections shall be located on the street side of buildings, fully visible and recognizable from the street
or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire
department.
2006 International Fire Code 912.2 NOTED. WILL COMPLY.
KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
NOTED. A “KNOX BOX” WILL BE PROVIDED IN AN APPROVED LOCATION IN CONSULTATION
WITH POUDRE FIRE AUTHORITY.
7. FIRE STANDPIPE SYSTEM
Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or
the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings
where the floor level of the highest story is located more than 30 feet above the lowest level of fire
department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi
to the top habitable floor. An approve fire pump may be required to achieve this minimum pressure.
2006 International Fire Code Sections 905 and 913 NOTED. WILL COMPLY.
8. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1 NOTED.
9. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings or building additions that cause the building to be greater than 50,000 square feet will
require a fire department, emergency communication system evaluation after the core/shell but prior to
final build out. For the purposes of this section, fire walls shall not be used to define separate buildings.
Where adequate radio coverage cannot be established within a building, public-safety radio amplification
systems shall be
designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire
Authority Bureau Admin Policy #07-01 NOTED.
10. FIRE PITS
Fire pits to be supplied by natural gas only. No burning of wood or wood products allowed. The
production of smoke is prohibited. NOTED.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a
known natural habitat (wetlands). Please note the buffer zone standards range from 50 -100' for these
features, depending on the size of the wetlands, as identified in Section 3.4.1(E) of the Land Use Code,
as you proceed with your site design process. Please note that the Ecological Characterization Study is
due a minimum of 10 days prior to the PDP submittal. COMMENT NOTED, REFER TO SUBMITTED ECS.
2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the
existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please
ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is
determined to be insufficient, then restoration and mitigation measures will be required.
COMMENT NOTED, REFER TO SUBMITTED ECS.
3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from
the parking areas or other site amenities shall not spill over to the buffer areas. COMMENT NOTED, REFER TO
SUBMITTED PHOTOMETRIC PLAN.
4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass
lawns as much as possible. COMMENT NOTED, REFER TO LANDSCAPE PLANS.
5. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may
have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could
result from the proposed development. COMMENT NOTED, REFER TO LANDSCAPE PLANS.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions. Comment noted.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Comment noted.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Comment noted.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well. Comment noted.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Comment noted.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Comment noted.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized. Comment noted.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Comment noted.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
1. Coordinate transformer and meter locations with Light and Power Engineering, 970-221-6700. Each unit
will need to be individually metered. Transformers need to be within 10 feet of an all-weather drive over
surface and need to have 3 feet of clearance on the back and sides, and 10 feet of clearance in the front.
The existing single phase transformer will need to be upgraded in order to serve the proposed
development. Location of utility transformer will be coordinated with Light and Power and will be located
within 10’ of an accessible drive. Clearances around utility transformer will be maintained. Individual
metering will not be required for each unit per correspondence between SRB, Justin Fields and Brian
Janonis, P.E.
2. Electric development and system modifications charges will apply. An online estimator for these
charges is available at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees/elec
tric-development-fee-estimator?id=2 (the charges for the clubhouse will need to be estimated under the
commercial tab). Estimate of development fees can be prepared if needed.
3. If a fire pump is required, contact Light and Power Engineering for the wiring requirements for the pump.
Fire pump size yet to be determined.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. Height review will be required if the building is over 40 feet in height, please refer to submittal criteria in
section 3.5.1(G). NOTED.
3. Please note the landscape standards that require tree spacing adjacent to walks and drives- 3.2.1(E).
COMMENT NOTED, REFER TO LANDSCAPE PLANS
3. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information
meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get
feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing.
Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting. NOTED.
4. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review. NOTED.
5. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm. NOTED.
6. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard. NOTED, MODIFICATION
REQUEST PROVIDED, SEE ATTACHED.
7. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php. NOTED.
8. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
NOTED.
9. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750. NOTED.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family 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
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
NOTED, THE PROJECT WILL COMPLY WITH ALL APPLICABLE CODES & ABOVE DESIGN CRITERIA.
City of Fort Collins
Building Services
Plan Review
416-2341