HomeMy WebLinkAboutFOX GROVE - PDP - PDP130029 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWland planning landscape architecture urban design entitlement
September 4, 2013
Fox Grove Project Development Plan (PDP) – Conceptual Review Comment Responses
Jason Holland
City of Fort Collins – Current Planning
281 N. College Ave.
Fort Collins, CO 80522
Re: Lot 2, LEE MLD - Single Family & Multifamily
Description of project: This is a request to build a housing development located on Lot 2, LEE M.L.D.
(Parcel # 87152-18-702) east of I-25 and south of Mulberry Street. The housing development would contain
160 units with both single-family and multifamily dwellings. The site is zoned Low Density Mixed-Use (L-M-N).
As the multifamily component contains more than 50 units, the project is subject to Planning & Zoning Board
(Type 2) review.
Please contact Ripley Design for any comments in Red
Please contact Northern Engineering for any comments in Blue
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Land Use Code (LUC) section 4.5(B)(2) Single-family detached homes are subject to a Type 1 review
LUC 4.5(B)(3)(a)3. Any residential development contain multi-family dwellings that are over 50 dwelling
units is subject to a TYPE 2 review.
If a portion of a Development Project is subject to a higher level of review the whole Development
Project is reviewed at the higher level.
Response: Acknowledged
2. LUC 4.5(D) Residential developments in the LMN zone district are required a minimum of 4 units per net
acre of residential land and a maximum of 9 units per net acre.
Response: Acknowledged
3. LUC 4.5(D)(2)(a) Any development containg 30 acres or more shall contain at least 4 housing types(see
section for details of different housing types). The project seems to be proposing only 2 housing types,
it will need additional 2 types for a total of 4 housing types.
Response: The first phase of this project is proposing two housing types and the second phase will also an additional two housing
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types which differ from the first phase. Within this Project Development Plan it is proposed that there is a mixture of Single Family
and Two-Family Dwellings. The second phase of the Overall Development Plan will include possible multi-family dwellings, single
family attached, or alley loaded single family attached.
4. LUC 4.5(D)(6) At least 90% of the dwellings shall be within a one third of mile of a neighborhood park or a
privately owned park that is at least 1 acre in size. Please identify the size of the park and demonstrate it
consist of multiple -use turf areas, walking paths, plazas, pavilions, picnic tables, benches or other
features for various age groups to enjoy.
Response: There will be a one-acre park within the first phase Project Development Plan which complies with the Land Use Code.
5. LUC 4.5(E)(1)(a) Blocks shall not exceed 12 acres in size. Please identify the size of the blocks.
Response: The block sizes will be shown on the Project Development Plans. Currently the largest block planned is just over three
acres.
LUC 4.5(E)(1)(b) If any block face exceeds 700 ft in length then walkways connecting to other streets shall
be provided.
Response: Acknowledged
6. LUC 4.5(E)(3) Maximum height for residential uses containing 3 or less units is 2.5 stories
LUC 4.5(E)(4) Building heights for residential buildings contain more than 4 units is three stories. This
section contains addition design standards for mutli-family dwellings (see section for details).
Response: Acknowledged
7. LUC 3.8.30 This section applies to the Multi-family dwellings within in the development project (see
section for details). This section states there is no setback to the ROW.
LUC 3.5.2 For the detached single family dwellings setback from:
An arterial street is 30ft
Non arterial street is 15ft
Side and Rear lot line is 5ft
Side and Rear lot line for garage doors is 8ft
Garage doors that face a street 20ft and are required to be recessed 4ft from the facade of the ground
level habital space.
Response: Acknowledged
8. LUC 3.2.1 A landscape plan is required (see section for details).
LUC 3.2.4 A lighting plan is required (see section for details).
LUC 3.2.5 The multi-family portion is required enclosures that are adequately sized for both trash and
recycling. Such enclosures shall be designed with walk-in access without haiving to open the main
service gate and located on a concrete pad that is 20ft from a public sidewalk.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
9. LUC 3.5.1 For the Multifamily Mechanical/Utility equipment (vents, flues, meters, boxes, transformers,
ac/rtu, conduit...) locations shall be identified with notes on how such equipment is screened.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
10. LUC 3.2.2(K) For the detached single family lots there shall be 1 off street parking space for lots greater
40ft in width and 2 off street parking spaces for lots 40ft or less in width.
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For the multi-family there shall be 1.5 off street parking spaces for units with one or less bedrooms, 1.75
spaces for units with 2 bedrooms, 2 spaces for units with 3 bedrooms and 2.5 spaces for units with 4 or
more bedrooms.
LUC 3.2.2(K)(5) A certain number of the parking spaces will be required to be accessibility spaces and
located near primary entrances, this is based on the total number of off street spaces being provided.
Accessibility spaces shall be designated by a sign and at least one shall be van accessible.
See section for stall and aisle dimensions.
Response: Acknowledged.
11. LUC 3.2.2(C)(4) Multi family is required to provided 1 bicycle space for every bedroom. At least 60% of
these spaces shall be enclosed and 40% of the required are to be fixed.
03/08/2013: LUC 3.2.2(C) Pedestrians shall be separated from vehicles and bicycles.
LUC 3.2.2(C)(5)(a) Walkways within the site for multi family shall provide directness and continuity from
pedestrian origins and destination that are not aligned solely on the outline of vehicle use areas and
such sidewalks shall be 6ft wide.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Water and wastewater services in this area are provided by the ELCO Water District (970-493-2044) and
the Boxelder Sanitation District (970-498-0604).
Response: Acknowledged.
Department: Transfort
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
1. No Comments
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. Floodplain Comments:
A large portion of this property is in the FEMA Regulatory Boxelder Creek 100-year Floodplain and must
satisfy the standards of Chapter 10 of City Code. The floodplain on this property consists of 100-year
floodway and flood fringe. A FEMA Floodplain Risk Map, showing the two zones, is attached.
Response: Acknowledged.
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2. Construction of new residential structures is not allowed in the floodway. Residential structures are
allowed in the flood fringe, provided that all duct work, heating, ventilation and air conditioning systems,
hot water heater, electrical and the lowest floor of the building, are a minimum of 18-inches above the
Base Flood Elevation (BFE). That minimum elevation is known as the Regulatory Flood Protection
Elevation (RFPE). RFPE = BFE + 18".
Response: Acknowledged.
3. The Flood Fringe is an AO Zone, meaning that the BFE¿s have not been determined, so the BFE for
each structure will be 2.0 feet above the highest adjacent grade (HAG), and the RFPE will be HAG + 3.5
feet; or this area will have to be modeled by a Professional Engineer licensed in the State of Colorado to
establish BFEs.
Response: Acknowledged.
4. Basements may not be constructed below the RFPE in the flood fringe. Crawl spaces (if used rather than
slab-on-grade) must be built in conformance with Section 10-40 of City Code (this will include venting,
sump pumps, etc.).
Response: Acknowledged.
5. Nonstructural development (fences, detention ponds, hard surface paths, fill, driveways, parking areas,
vegetation, etc.) is allowed within the floodway as long as it can be proven that the development will not
cause a rise in the Base Flood Elevation (BFE) or a change to the floodway or flood fringe boundaries.
Nonstructural development is not restricted within the flood fringe.
Response: Acknowledged. The proposed nonstructural elements of this project are not expected to cause a rise in the BFE or
change the floodway or flood fringe boundaries
6. A CLOMR to move Boxelder Creek was approved by FEMA for this property in November, 2008. Will
those improvements be constructed as part of this project or have those plans been abandoned?
Response: None of these improvements proposed in the CLOMR will be a part of this project. The CLOMR was focused on the
commercial improvement on the west side of the creek.
7. Any and all construction activities in the floodway or flood fringe must be preceded by an approved
floodplain use permit, $25 fee and approved plans. The permit form, as well as no-rise certification forms
for work in the floodway, can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
Response: Acknowledged.
8. Development review checklists for floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these
documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master
Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development
review check list.
Response: Acknowledged.
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9. Any and all construction activities in the floodway or flood fringe must be preceded by an approved
floodplain use permit, $25 fee and approved plans. The permit form, as well as no-rise certification forms
for work in the floodway, can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
Response: Acknowledged.
10. The Floodplain Administrator for the Boxelder Basin is Brian Varrella; 970.416.2217,
bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any
questions or comments. A meeting to go over the floodplain requirements in more detail for this project
is strongly encouraged.
Response: Acknowledged.
11. Stormwater Development Review comments:
A drainage and 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 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.
Response: A Stormwater Management Plan and SOPs will be a part of future submittals.
12. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate.
Response: Detention Volume has been computed based on the 100 year developed inflow and the 2 year historic release rate. The
approximate area calculated for the detention ponds has been delineated in the Master Drainage Plan.
13. Water quality treatment is also required 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.
Response: Acknowledged. Water Quality will be provided for this development.
14. 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 parking lots 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.
Response: Acknowledged.
15. The drainage outfall for a portion of this site is Box Elder Creek. A portion of the site is also in another
basin in the County. We have no information on how that drains or what Larimer County will require
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should a portion of the site drainage be released to the east. If the entire site is to drain to Box Elder
Creek the release rate would be based upon the existing 2 year historic release rate for the area that
presently drains to Box Elder Creek. If any of the site is to release to the east this project will need to be
submitted to Larimer County as well as the City.
Response: The entire site is expected to drain to Boxelder Creek.
16. 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.
Response: Acknowledged.
17. The design of this site must conform to the drainage basin design of the Boxelder/Cooper Slough Master
Drainage Plan as well the Fort Collins Stormwater Manual.
Response: Acknowledged.
18. At the conceptual review meeting Les Kaplan brought up the channel that flows from the east to the west
into Box Elder Creek along his south property line. He said it already brings in water from the
development to the east and that he had granted the easement on his property so he could use it also.
Our Stormwater Master Planning Staff was not aware of this channel so they will be modifying the model
they are using to design the Prospect Rd. crossing downstream and see what affect it has on the flow.
They will also update the basin boundary but it may not get on the official map any time soon.
Depending on the results; the use of the channel may be the best outfall for the site and will eliminate the
issue of the two basins mentioned in the comment above as well as eliminate Larimer County's
involvement in this site development.
Response: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. PREMISE IDENTIFICATION
A plan for street naming shall be submitted for review prior to project approval. 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
Response: Acknowledged. Further detail will be shown on future Project Development Plans. Street names have been provided on
the site plan.
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2. WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department.
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Residential requirements: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual
pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Outside the
Urban Growth Area, hydrants to provide 500 gpm at 20 psi residual pressure, spaced not further than 400
feet to the building, on 800-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
3. 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.
> Be visible by painting and signage, and maintained unobstructed at all times.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The installation of security gates across a fire apparatus access road shall be approved by the fire
chief. Where security gates are installed, they shall have an approved means of emergency operation.
The security gates and the emergency operation shall be maintained operational at all times.
As several multifamily dwellings are accessible only by means of the drive aisles currently labeled as
"alleys", all streets and alleys within this project shall be designed to fire lane specifications and
dedicated EAEs.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
4. 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
If the multifamily buildings proposed for Phase II are Group R-2 occupancies, a 13R sprinkler system
shall be required.
Response: Acknowledged.
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5. SECONDARY ACCESS
The second point of access to this development has been identified and made available through a 20'
EAE onto Quest Drive. Gating or otherwise obstructing this access must conform to the fire lane
requirements outlined above.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
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 (Boxelder Creek). Please note the buffer zone standards is 100' for this feature, as
identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process.
Response: The first phase Project Development Plan is outside of the 500 foot requirement except for the pocket park. According to
LUC 3.4.1 (E) (2) (c) (5-6) construction of trails, recreation features or public park elements are allowed within the Buffer Zone. The
pocket park will be over 200’ from the top of creek bank and all other development will be over 500 feet. Therefore, it was
determined that the ECS should occur at the future date when the second phase PDP happens. The development in the second
phase will be closer to the creek.
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.
Response: Acknowledged. The ECS that is completed for phase two PDP will include this information.
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.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
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.
Response: Acknowledged. Further detail will be shown on future Project Development Plans.
5. If the site is to be phased and an ODP is required, according to Section 2.3.2(H)(3)(5) of the Land Use
Code, "the overall development plan shall show the general location and approximate size of all natural
areas, habitats and features within its boundaries and shall indicate the applicant's proposed rough
estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E)."
Response: This information has been included on the ODP Site Plan dated August 7, 2013.
6. Please add a note on the Overall Development Plan sheet to read as follows, "Please see Section 3.4.1
of the Land Use Code for allowable uses within the Natural Habitats Buffer Zone." In addition, please feel
free to reference Section 2.3.2(H)(3)(5) to reiterate the areas delineated on the ODP are rough estimates
of existing Natural Habitat Buffer Zones and that these areas will be delineated in greater detail on
individual PDPs for the respective parcels.
Response: This information has been included on the ODP Site Plan dated August 7, 2013.
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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.
Response: Acknowledged.
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
Response: Acknowledged.
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.
Response: Acknowledged.
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.
Response: Acknowledged.
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
Response: Acknowledged.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
Response: Acknowledged. Easements are expected and will be dedicated on the Plat.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response: Acknowledged. Utility Plans will be submitted with future submittals.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Acknowledged.
9. The preliminary road design with this submittal looks attainable. Engineering does not support alleys in
new residential neighborhoods but private drives would be acceptable. By continuing Carriage Pkwy
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through the property as the major collector road, please show conceptually how Carriage Pkwy will
continue south and tie into the Prospect Rd/ SE Frontage Rd intersection.
Response: Acknowledged. The future tie in is shown on the ODP plan from Ripley Design Inc.
10. The preliminary road design with this submittal looks attainable. Engineering does not support the
proposed alleys to be public but private drives would be acceptable. By continuing Carriage Parkway
through your development as the major collector road please show conceptually that Carriage Parkway
will be able to continue south and tie into the Prospect Rd/ SE Frontage Rd intersection.
Response: Repeated comment, see above.
Department: Electric Engineering
Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com
1. Power exists along the frontage road, but we will need an easement across the property between the
frontage road and the development site. Normal development charges will apply. Thank you, Janet
McTague
Response: We will contact Janet to determine the exact location of the requested easement.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. Based on the conceptual review information presented at the review meeting on 3-11-2013, an Overall
Development Plan will be submitted for the project. Standards related to housing density and mix of
housing types will need to be described on the O.D.P.
Response: This information has been included on the ODP Site Plan dated August 7, 2013.
2. 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.
Response: The neighborhood meeting was held on May 22nd, 2013 and responses are attached.
3. 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.
Response: Acknowledged.
4. 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.
Response: Acknowledged.
5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
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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.
Response: Acknowledged.
6. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Acknowledged.
7. 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.
Response: Acknowledged.
8. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Response: Acknowledged.
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
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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.
City of Fort Collins
Building Services
Plan Review
416-2341