HomeMy WebLinkAbout6617 S. COLLEGE AVE. - BASIC DEVELOPMENT REVIEW - BDR150011 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
December 2, 2015
Ted Shepard, Chief Planner
City of Fort Collins
Phone: 970.221.6343
E-mail: tshepard@fcgov.com
6617 S College - Existing Medical Marijuana and Cultivation Facility -
Expansion to Add Recreational Marijuana Sales and Cultivation
This letter is to address the City's Concept Review comments on the above referenced project.
The following includes the Concept Review comments and our response follows each comment is
in bold. All comments that required information to the plans are also included in the plan sets.
Hauser Architects Response: Project Architect
Stewart and Associates Response: Project Surveyor
Forbes Engineering Response: Project Civil Engineer
Should you have any questions, or need additional information, please contact me at your
convenience.
Sincerely,
BJ DeForge
Hauser Architects, PC
970.669.8220
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Community 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 12, 2015
Al Hauser
Hauser Architects
3780 E 15th St
Suite 201
Loveland, CO 80538
Re: 6617 S College - Existing Medical Marijuana and Cultivation Facility - Expansion to
Add Recreational Marijuana Sales and Cultivation
Description of project: This is a request to add recreational marijuana sales and expand the
existing medical marijuana and cultivation facility at 6617 S College (parcel #9614100010)
(d.b.a. Kind Care). This proposal includes expanding the store and office building by 288
square feet, expanding the current cultivation shed by 1,285 square feet and demolishing
an existing farm building and constructing a new 3,000 square feet cultivation facility . The
parcel was annexed as part of the Southwest Enclave First Annexation and is located in the
Limited Commercial (CL) zone district. The parcel is presently not platted.
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, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. A 15 foot landscaping strip is required across adjacent to the drive way entrance off
College being tied into a 5' landscaping strip adjacent to both sides of the driveway. I'll
defer to the project planner as to how far this landscaping requirement goes. Does it
end just west of the proposed building or is it required to go further including the
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insulation business operation?
Hauser Architects Response: A landscape strip was extended towards the
parking area. Please refer to the Landscape Plan, Sheet L1.
2. How will the site be lighted? Exterior lighting requirements are located at LUC 3.2.4.
Hauser Architects Response: The site will be lighted with building
mounted lighting.
3. Is there currently a trash enclosure? It and additional enclosures should meet LUC
3.2.5
with walls similar to building exteriors in similar in color and surface. A metal door is
required. A separate service entrance/gate is required allowing an individual to access
without having to open the main doors.
Hauser Architects Response: A trash enclosure was added to the west end
of the western building addition. Please refer to the trash enclosure
details, Sheet BDR2
4. Parking requirements are found at LUC 3.2.2(D and E). This includes hard surfacing of
asphalt or concrete and a min. 16' wide van accessible handicap stall with HC upright
sign . In addition standards for bicycle storage/spaces can be found at LUC 3.2.2(C)(4)
so at least one bicycle rack accommodating a minimum of four (4) bicycles is required.
Hauser Architects Response: A bike rack was added to the SW corner of
the existing building.
5. All vents protruding through the exterior wall or roof of the new building shall be painted
matching surface color. Similarly, all conduit, meters,utility boxes, etc., mounted on the
exterior walls shall be painted to match the building wall surface color where installed.
Hauser Architects Response: All roof penetrations & utilities will be
painted to match adjacent surface. See exterior elevations.
6. The property is not platted. Plating is required.
Stewart and Associates Response: Plat provided.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. This site is not within the City of Fort Collins water and sewer service area.
Hauser Architects Response: Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. Please work with the engineering department on how this proposal fits into and/or needs
to accommodate the South College Access Control Plan that includes a back access
road. May require Right of Way dedication for a future road along the west end of the
property?
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Hauser Architects Response: A 30 foot wide access easement is proposed
along the west side of the property. This was coordinated with the
engineering department.
2. Colorado Department of Transportation has jurisdiction over access points on US287.
You'll need to coordinate with them on any changes in use to the access (including
increased traffic).
Hauser Architects Response: Acknowledged
3. We’ll need to get an estimate of the anticipated traffic associated with the proposal to
determine whether any further traffic analysis or traffic impact study is needed.
Hauser Architects Response: Please refer to the Traffic Summary located
on sheet BDR1.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
Forbes Engineering Response: Noted and provided.
2. If there is an increase in imperviousness greater than 1000 square feet 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. If there is less than 1,000 square feet of new impervious area on an
existing development, a drainage letter along with a grading plan should be sufficient to
document the existing and proposed drainage patterns. If there is less than 1,000 but
more than 350 square feet of new impervious area; a site grading and erosion control
plan is required instead of a complete construction plan set.
Forbes Engineering Response: The drainage and erosion control report
addresses these issues.
3. Onsite detention is required for any increase in impervious area over 1000 square feet
for the runoff volume difference between the 100-year developed inflow rate and the
2-year historic release rate.
Forbes Engineering Response: Noted and provided.
4. Fifty percent of the runoff from new impervious area is 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-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Forbes Engineering Response: Extended detention has been provided.
5. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
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Code. 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. More information and
links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
Forbes Engineering Response: Noted and provided.
6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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 at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-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.
Forbes Engineering Response: 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.
Forbes Engineering Response: The drainage plan conforms as required.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
A fire access lane is required to within 150' of all portions of building perimeters. The
cultivation facility will be out of access unless a fire lane is provided and dedicated as an
Emergency Access Easement. A turnaround would also appear to be needed. Code
language and fire lane specifications provided below:
Hauser Architects Response: A new 20 foot access, fire access and utility
easement is provided. A 80 foot diameter turning radius is provided.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
Hauser Architects Response: The entire perimeter of the new/existing
building is within 150 feet from the fire access easement.
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
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must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
Stewart and Associates Response: Shown on plat.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
Stewart and Associates Response: Shown on plat.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
Forbes Engineering Response: Noted and provided. A pavement / road
base core and be evaluated if required.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
Hauser Architects Response: Turning radius provided.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
Hauser Architects Response: A 80 foot diameter (outside) turning radius
provided.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
Hauser Architects Response: No Parking / Fire Lane signage will be
provided.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
Hauser Architects Response: Maximum building height is 20'-2". Refer to
exterior elevations.
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.
2. WATER SUPPLY
A fire hydrant is required within 300' of any commercial building. Hydrant spacing and
flow must meet minimum requirements based on type of occupancy and the existing
utility infrastructure does not meet minimum requirements. The closest hydrant is
approximately 450' from the existing retail marijuana storefront and 550' from the
proposed cultivation facility. The addition of a hydrant will be required in order to
develop the site and meet code requirements. If a hydrant cannot be located within 300'
of the cultivation facility, the building may be equipped with a fire sprinkler system to
offset the deficiency. Code language provided below.
Forbes Engineering Response: Noted and provided.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: 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.
Forbes Engineering Response: Noted.
3. FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If
containment is used, the containment construction shall be reviewed and approved by
the Poudre Fire Authority prior to installation. Should the proposed 3,000 sq. ft. addition
to the existing building create a total fire area of 5,000 sq. ft., a fire sprinkler system or
fire containment will be required.
Hauser Architects Response: A 1-hour rated fire wall will be provided to
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create two areas less than 5,000 SF. Refer to "PFA Containment Area
Exhibit", Sheet BDR1.
4. GROW FACILITIES
Grow facilities for marijuana must meet minimum fire hazard and exit requirements. The
applicant is responsible for obtaining and completing a "Marijuana Check Sheet". The
check sheet is available from the the City of Fort Collins at such time a business permit
is obtained. The completed check sheet is to be returned to the Poudre Fire Authority as
directed. This document will be reviewed with the applicant at time of final inspection.
For more information, contact PFA Captain Shawn McGaffin at 416-2863.
Hauser Architects Response: Acknowledged.
5. HAZARDOUS MATERIALS
Hazardous materials associated with agricultural use shall be identified and quantities
listed. Depending on product type and quantity, a Hazardous Materials Impact Analysis
may be required at time of building permit.
Hauser Architects Response: Acknowledged.
6. PREMISE IDENTIFICATION
All buildings to be addressed separately. Due to setback distances, addresses to be
posted on the building and at the road. Code language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible,
visible from the street or road fronting the property, and posted with a minimum of
six-inch numerals on a contrasting background. Where access is by means of a private
road and the building cannot be viewed from the public way, a monument, pole or other
sign or means shall be used to identify the structure.
Hauser Architects Response: New address number will be provided and
these will follow the requirements above.
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com
1. 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.
Hauser Architects Response: New landscaping is provided. Existing
irrigated turf will remain and no additional turf will be provided.
2. The applicant should make note of Article 3.2.1(C) that requires developments to submit
plans that "...(4) protect 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. If any of the trees within this site 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.
Hauser Architects Response: Acknowledged.
3. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is
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within 500 feet of the North Louden Ditch, which is a known natural habitat. However,
only a small portion of the southwest corner of the parcel falls within the required 50'
buffer zone of this ditch. Furthermore, an ECS was conducted on a neighboring parcel
where the ditch intersects the parcel in March 2013 . Therefore, the ECS is waived for
this site, provided recommendations from th 2013 ECS are used to guide the
landscaping plans for the buffer zone in the southwest corner of the parcel.
Hauser Architects Response: Acknowledged.
4. In lieu of an ECS, as per the previous comment, 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 landscape plans indicate the existing vegetation and identifies
restoration options. The City will provide the applicant with the referenced ECS from
2013 to use in determining their buffer zone vegetation plans.
Hauser Architects Response: Acknowledged. Changes to the landscape
design will occur with future comments.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@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.
Hauser Architects 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
Hauser Architects Response: Provided. Please also refer to the
Transportation Development Review Fee worksheet.
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.
Hauser Architects Response: Acknowledged. Refer to note on sheet BDR1.
4. With the subdivision and the development of the property the project will need to
dedicate right-of-way along College Ave to meet the standards (approximately 26 feet).
The project will also be responsible for designing and installing sidewalk along College
Ave in the ultimate location. A public access easement across the rear of the lot in
accordance with the South College Access Control Plan will also need to be dedicated
on the plat. This access drive will not need to be constructed at this time but the portion
of the access drive across the property will be the responsibility of the property in the
future at such time as it is needed. This responsibility and acknowledgement of the
access control requirements will be included in the development agreement.
Stewart and Associates Response: Shown on plat.
5. Any existing signage that is located within the area being dedicated as right-of-way will
need to be relocated so that the sign is not located within the right-of-way.
Hauser Architects Response: Signage will be moved and replaced.
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6. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS) and CDOT requirements. City
standards are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Forbes Engineering Response: Noted.
7. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. Known dedications are: College Avenue right-of-way,
access easement for the for the future access drive and a 15 utility easement along
College Ave.
Stewart and Associates Response: Shown on plat.
8. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Forbes Engineering Response: Noted.
9. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control identifies that the direct access to this property
off of College Ave will be closed in the future and all access to the parcel will be
provided by an access circulator that is to be located along the western edge of the
property. This is the long range access plan and does not have an identified timeline for
this occurrence. Plans will be routed to CDOT for review and approval and the applicant
may need to obtain and updated access permits from CDOT for the existing access
point out onto College Ave.
Hauser Architects Response: Acknowledged.
10. The access/ driveway into the site will likely need to be improved.
Forbes Engineering Response: It is unclear if this is need at this time. If
required, an access /drive detail will be provided.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on site.
Hauser Architects Response: Acknowledged.
12. For any existing or proposed parking lot, LCUASS parking setbacks (Figure 19-6)
apply and will need to be followed.
Hauser Architects Response: Provided. The parking lot is 123.7 feet from
the property line and this exceeds the minimum requirement.
Department: Electric Engineering
Contact: Coy Althoff, , CAlthoff@fcgov.com
1. Both single and three phase power is available in this area. System modification,
development and capacity charges will apply at owner¿s expense. Depending on the
requirements of the new facilities a transformer may need to be up-sized to accomodate
the electric load. Also, please note that any new electric services will need to be
underground as opposed to the existing overheads in the area.
Hauser Architects Response: Acknowledged.
2. Please contact Light & Power Engineering if you have any questions at 221-6700.
Please reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers
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Hauser Architects Response: Acknowledged.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. The applicant will be required to dedicate any additional public right-of-way that is
required by either the City of Fort Collins or Colorado Department of Transportation. In
addition, a 15-foot wide utility easement is required behind the right-of-way dedication.
These dedications can be made by a subdivision plat.
Stewart and Associates Response: Shown on plat.
2. Any public improvements required by either agency will be required to be installed. Or,
as
determined by the Engineering Department, required public improvements may be
secured with by an escrow.
3. If Engineering requires a new, detached sidewalk, then street trees must be placed in
the
parkway. Trees must be 2-inch caliper and the species selected from the list of street
trees approved by the City Forester. Trees are to be planted on 35 to 40 foot intervals.
These trees may be installed in their ultimate location prior to the construction of any
road
widening so as to establish maturity.
Hauser Architects Response: A detached sidewalk is not required by
Engineering Department.
4. The parking lot for the retail customer area must be re-paved. The perimeter of the
parking lot must be screened or landscaped in accordance with Section 3.2.1(E)(4). The
interior must be landscaped in accordance with Section 3.2.1(E)(5).
Hauser Architects Response: Provided. Please refer to site plans.
5. All existing trees must be preserved with the exception of Siberian Elms. If any existing
trees are planned to be removed due to the new buildings, and are not Siberian Elms,
then these trees must be evaluated and, if found to be healthy, then removal will require
tree mitigation. The tree mitigation schedule is found in Section 3.2.1(F). The value of
such trees will be determined by the City Forester.
Hauser Architects Response: Acknowledged.
6. Any fire lane required by the Poudre Fire Authority must be kept clear of parked vehicles
and other obstructions at all times. The fire lane must be posted with a sign so that it is
kept free of any obstructions such as parked cars.
Hauser Architects Response: No parking signage will be provided.
7. If there are existing trees that are intended to be preserved and yet in close proximity to
the area of demolition and new construction, then the standard Tree Protection Notes
must be placed on the Landscape Plan.
Hauser Architects Response: Acknowledged.
8. All trash and recycling receptacles must be fully screened with solid materials including
the doors.
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Hauser Architects Response: A trash enclosure is provided on the west
side of the addition. Details are provided on sheet BDR2.
9. All exterior lighting must be down-directional and fully shielded. The site inspection
revealed that most of the existing exterior lighting is not properly shielded. Exterior
lighting must be upgraded. The Lighting Plan should be designed so that there is no
off-site glare spilling onto South College Avenue or neighboring properties.
Hauser Architects Response: Acknowledged.
10. It appears that there may be large areas that are gravel or packed dirt where a variety of
vehicles are parked somewhat randomly. Vehicle use areas should be more clearly
defined. High use vehicle areas (outside the customer parking area which must be
paved) should be surfaced with a base material that will support a fire truck. These
areas
should be reduced to the extent reasonably feasible All other areas should be
vegetated
in order to reduce stormwater runoff .
Hauser Architects Response: Provided. Refer to site plan and civil design.
11. A bike rack needs to be installed near the entry to the retail store.
Hauser Architects Response: Provided.
12. Larimer County records indicate that the property is not platted. A subdivision plat,
therefore, will be required. All dedications for rights-of-way and easements can be made
by this plat. It appears that the property is being used for three different purposes, the
undeveloped gravel pad, Thermal Concepts and Kind Care. The owner and the tenants
have the option of platting the parcel into three lots to accommodate the three distinct
activities or as one large lot. Staff recommends that due to the unique nature of
licensing
for medical marijuana, that the property be platted into three separate lots.
Stewart and Associates Response: Platted.
13. The request will be processed as a Project Development Plan (P.D.P.) subject to a Type
One Administrative review process (Hearing Officer). This is because a new use,
Recreational Marijuana Sales and Cultivation Facility, is being added to the approved
plan which is currently limited to Medical Sales and Cultivation Facility only. The
requirement to submit a subdivision plat may be considered a component of the P.D.P.
The P.D.P. is eligible for the small project fee. Prior to submittal, I suggest that we meet
with the applicant and the consulting team (including a registered land surveyor) and
discuss the submittal documents needed for this project.
Hauser Architects Response: Please clarify. In an email you sent us and
Sheri Langenberger on November 9, the project was changed to a BDR.
14. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant
for this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please
let me know and I can help you in setting a date, time and location for a meeting.
Neighborhood Meetings are a great way to get public feedback and avoid potential
hiccups that may occur later in the review process.
Hauser Architects Response: Acknowledged.
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15. 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.
Hauser Architects Response: Acknowledged.
16. 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.
Hauser Architects Response: Acknowledged.
17. 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.
Hauser Architects Response: Acknowledged.
18. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Hauser Architects Response: Acknowledged.
19. 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.
Hauser Architects Response: Provided.
20. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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 970-416-2341
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:
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2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
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: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. 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
970-416-2341