HomeMy WebLinkAboutNORTH COLLEGE DRIVE THRU - PDP - PDP160014 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
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
August 31, 2015
Chad Hirschfield
Peak to Peak Properties
PO Box 102291
Denver, CO 80250
Re: 1603 & 1605 N College Ave - Drive-Thru Restaurant
Description of project: This is a request to construct a drive-thru restaurant at 1603 & 1605 N
College Ave (Parcel #'s 9702100012 and 9702100002). The proposed restaurant will be
housed in a 2,812 sq. ft. building. The proposed site plan shows 30 parking spaces will be
provided. The parcels are located in the Service Commercial (CS) zone district. This
proposal will be subject to Planning & Zoning Board (Type II) 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, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary
Comment Responses: Ripley Design, Northern Engineering
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. Parking must be within a range of 7 - 15 spaces per 1,000 square feet of building floor
area.
Response: Acknowledged.
2. An outdoor bike rack serving a minimum of 4 bicycles is required. A ribbon bike rack
system is suggested. The location must be considered during the initial site planning
and not installed in a left over landscaped area.
Response: Bike racks have been place in the patio area near the entrance.
3. Please see LUC 3.2.5 regarding design of the trash and recycling enclosure. In
addition, Section 3.5.1(I)(1) requires such enclosures to be no closer than 20' from any
public sidewalk or internal pedestrian way. It appears a suitable location would be in the
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northwest corner and be sure that additional landscape screening is provided to
mitigate the proximity of the nearest dwelling unit.
Response: The trash enclosure has been incorporated into the building.
4. Please provide building dimensions on the proposed building on the site plan.
Response: The building is approximately 67’x40’. This includes the trash storage.
5. The proposed project is in the less restrictive sign district however please note that LUC
3.8.7(G)(9) restricts a menu board to one only with a single face and no more than 35
s.f. in size and 5' overall height max. Signage is regulated by a separate permit and is
not considered part of the Project Development Plan.
Response: Acknowledged.
6. Interior landscaping must be a minimum of 6% of the parking lot. And a minimum of 15'
landscape buffer is required along College Avenue, and 5' buffers are the minimum
required along the sides and rear of the parking lot. Please note, however, that due to the
proximity of the dwelling units to the west, additional landscaping, screening and fencing
may also be required to address standards related to neighborhood compatibility.
Response: Acknowledged.
7. Where pedestrian ramps exist please label with "R".
Response: Existing ramps have been labeled.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
1. Existing water and sewer mains in the vicinity include an 8-inch water main in the east
side of College Avenue and a 12-inch sanitary sewer running north-south at the west
property boundary.
A sanitary sewer service is proposed to connect to the existing 12-inch sanitary sewer
main from the west. It is proposed to utilize both existing 1” water service lines from
the existing water line within College Avenue.
2. There is an existing 1-inch water service to each of the two parcels. The existing
sanitary sewer services may have been abandoned and will need to be investigated.
It is proposed to utilize both existing 1” water service lines from the existing water line
within College Avenue to serve both the domestic and irrigation needs of the
property.
3. Any water services that are proposed not be in use must be abandoned at the main.
Both existing sanitary sewer services are planned to be abandoned.
4. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Acknowledged.
5. Development fees and water rights will be due at building permit.
Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
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1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study (TIS). If the project moves forward, please have your traffic
engineer contact me to scope the study.
Response: A TIS has been provided. The entrance off of College has been enlarged and the curb radii have
been increased to allow for easy access into the project
2. US 287 (College Avenue) is a state highway and is under the jurisdiction of the
Colorado Department of Transportation (CDOT). Coordination with them will be
important, as they will also review the TIS and approve the access point.
Response: Acknowledged.
3. The drive thru needs to be carefully designed so that there is no stacking of vehicles onto
the roadway.
Response: Drive thru is placed farthest away from the access to eliminate stacking.
4. The Engineering Department will be able to help you understand what
improvements are needed along your frontage (if any after the North College project is
complete).
Response: Acknowledged.
5. Please work with the Engineering Department on any dedications or public
improvements that may (or may not) be required on the west side of the property if any
access is needed to the eventual extension of Mason Street.
Response: Acknowledged.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@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. 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.
A drainage report has been submitted with the PDP submittal.
2. Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate.
On-sie detention has been provided to release at the 2-year historic rate. Please
see the proposed drainage report.
3. Fifty percent of the overall site runoff 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).
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(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.
Over 50% of the site is proposed to be treated with water quality measures.
4. 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
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. Standard operating
procedures (SOPs) for all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
The current site plan is proposing to treat over 25 percent of the new paved area with
permeable pavers. Over 50 percent of the site is proposed to be treated by a higher
degree of water treatment.
5. The drainage outfall for the site is the inlet and storm sewer at the southeast corner of
the site.
It is proposed to utilize two outfalls for the project that were constructed during the
improvements to College Avenue (Highway 287).
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.
Acknowledged.
7. The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of the ground floor.
Measurements may not be taken from an arterial road and an Emergency Access
Easement will be required to be dedicated on the plat. It may be necessary to also
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dedicate an Emergency Access Easement on the adjoining parcel to the north since
both parcels share the same driveway. Code language and fire lane specifications
provided below:
> 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.
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.
> 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 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.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
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.
Response: Acknowledged.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 300' of the building a measured along the path
of vehicle travel. The existing utility infrastructure appears to support this requirement
however it is the applicant's responsibility to verify hydrant location, volume and
pressure. Code language provided below:
> 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.
3. AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-2 Occupancy
An fire sprinkler system will be required if the occupant load exceeds 99 persons. code
language provided below:
> IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A-2
occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 SF;
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2. The fire area has an occupant load of 100 or more; or
3. The fire area is located on a floor other than the level of exit discharge.
4. COMMERCIAL KITCHEN HOODS
> IFC 609.2: A Type I hood shall be installed at or above all commercial cooking
appliances and domestic cooking appliances used for commercial purposes that
produce grease vapors.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@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.
Response: Acknowledged. Turf grass is limited.
2. 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. Given the number of trees on the site that potentially meet this
definition, please contact Tim Buchanan, City Forester (221-6361) to conduct a review
of the site and determine the status of the existing trees and any mitigation requirements
that could result from the proposed development.
Response: A meeting with Tim was scheduled and trees were evaluated. See tree mitigation plan for results.
3. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that
may benefit your project. Of particular interest may be the:
1. ClimateWise program: http://www.fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP):
http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building and the Climate Action Plan:
http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238
or traeker@fcgov.com
4. Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com
Please consider the City's sustainability goals and ways for your development to
engage with these efforts.
Response: Acknowledged.
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.
Acknowledged.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
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submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
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. All public sidewalk, driveways and
ramps existing or proposed adjacent or within the site need to meet ADA standards, if
they currently do not, they will need to be reconstructed so that they do meet current ADA
standards as a part of this project.
Acknowledged.
4. 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
Acknowledged.
5. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. This shall including the standard utility easements that are to
be provided behind the right-of-way (15 foot along an arterial).
Currently there is a 7’ Utility Easement in place, if more is needed it can be added.
6. The right-of-way for College Avenue has already been acquired by the City and
improvements along the frontage are under construction. In accordance with City Code
the development is responsible for the dedication of right-of-way and the local street
improvements adjacent to a parcel at the time of development or redevelopment and as
such the property will have a reimbursement due to the City for the cost of acquiring the
right-of-way and the local portion of the frontage improvements being constructed.
Acknowledged.
7. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Acknowledged.
8. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented.
Plans will be routed to CDOT for review and approval and the applicant will need to
obtain an access permit from CDOT for the existing access to which this project is
adding traffic to. The long range plan (which is being implemented) identifies that the
only access in this area for this parcel will be from a shared right-in right-out access
point shown to be somewhere along the northern edge of this parcel or the southern
edge of the parcel to the north. The driveway location that is being constructed by the
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North College project just to the north of this property which does align with the existing
driveway easement on the north property meets the access code location and is the
logical shared access point location.
Acknowledged.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Acknowledged.
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Acknowledged.
11. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
Acknowledged.
12. In regards to construction of this site. The public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development, nor shall
it be used for parking by any contractors, subcontractors, or other personnel working for
or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary Staging and/or parking
needs associated with the completion of the Development . Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Acknowledged.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing primary running along the W. side of College adjacent to
these lots. A vault will have to be spliced into the existing duct line along College Ave.
and serve as the source for the restaurant. System modification charges will likely
apply.
A vault has been added to the plans. Please verify that this is in a location
acceptable to Light & Power.
2. Show the proposed transformer location on the utility plans. Transformer must be within
10' of a paved surface accessible by a line truck. See the following link for Electric
Construction Policies, Practices & Procedures.
http://www.fcgov.com/utilities/img/site_specific/uploads/Electric_Construction_Policies
PracticesProcedures.pdf
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A transformer has been added to the plans. Please verify that this is in a location
acceptable to Light & Power.
3. Submit a C-1 Form and a One-line diagram to Light & Power Engineering.
Acknowledged.
4. Electric Capacity Fee, Building Site charges and system modification charges will
apply. See the following link for estimated charges. For any questions / concerns
please contact Light & Power Engineering @ 970-221-6700.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
Acknowledged.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. The building, as proposed, is an island surrounded by vehicular use areas (parking lot
and drive-through lane). This violates the standard that addresses the relationship of
buildings to streets, walkways and parking, Section 3.5.3(C), which states:
¿Orientation to a connecting walkway. At least one main entrance of any commercial or
mixed-use building shall face and open directly onto a connecting walkway with
pedestrian frontage.¿
The proposed site plan fails to comply with this standard. Placing commercial buildings
along streets such that the building fronts the street versus vehicular use areas is a
primary standard for establishing the desired urban design for our City.
Response: Drive thru has been reconfigured to meet this standard.
2. Per the conceptual site plan, there is a parking lot and drive-through lane located between
North College Avenue and the proposed building. This is in violation of one of the Land
Use Code’s most fundamental site planning standards. The standard, Section 3.5.3(B)
states:
“The street level shall be designed to comport with a pedestrian scale in order to establish
attractive street fronts and walkways. Walkways shall be designed principally for the
purpose of accommodating pedestrians and pedestrian connections while secondarily
accommodating vehicular movement.”
The proposed site plan fails to comply with this standard and should be re-designed
accordingly.
Response: Drive thru has been reconfigured to meet this standard.
3. The drive-through lane, the menu board, the pick-up windows and headlight glare are all
elements of the site plan that are considered to be areas of low visual interest and yet they
are all located in such a way as to highly visible to the adjoining property to the south.
Screening will also be required along the west property line for the benefit of the existing
residences. Should the site plan be re-designed, please note that these site plan
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elements must be screened so as to not have a negative impact on the adjoining
properties.
Response: Headlight screening will be provided by landscape beds near parking and drive thru.
4. While the Conceptual Review application does not indicate a potential end-user, please
note that the Land Use Code contains an important standard, Section 3.5.3(E) –
Character and Image. This standard states:
“Character and Image. In new buildings and, to the extent reasonably feasible, in
development projects involving changes to existing building walls, facades or awnings (as
applicable), the following standards shall apply:
(1)
Site Specific Design. Building design shall contribute to the uniqueness of a zone district,
and/or the Fort Collins community with predominant materials, elements, features, color
range and activity areas tailored specifically to the site and its context. In the case of a
multiple building development, each individual building shall include predominant
characteristics shared by all buildings in the development so that the development forms a
cohesive place within the zone district or community. A standardized prototype design
shall be modified as necessary to comply with the requirements of this subsection.”
Response: Acknowledged.
5. The architectural standards require that all four sides of the building be treated with an
equal amount of quality and detail. The building must feature a distinct base, middle and
top. Note that a flat roof must be enhanced with a cornice, sloping roof with overhangs,
stepped parapets or other similar features. Be sure that roof top mechanical equipment,
if so located, is screened from view from North College Avenue.
Response: Acknowledged.
6. The electrical transformer must be placed towards the rear of the site and must be
screened with an enclosure meeting the clearance specifications of Light and Power or
by a sufficient amount of landscaping. The trash enclosure must be sized to
accommodate recycling containers and the exterior must be masonry that matches the
building. Bike racks must be permanently anchored to concrete and not interfere with
walkways.
Response: Transformer will be screened by landscape. Trash enclosure is inside the building.
7. A connecting walkway must be provided to the adjoining Mobile Home Park. Also,
please consider providing an outdoor patio in close proximity to the connecting walkways
to both North College Avenue and the adjoining mobile home park.
8. A Lighting Plan will be required. All exterior lighting must be fully shielded and sharp cut
off. If LED lighting is selected, please specify the warmest Kelvin temperature to avoid
issues with excessive brightness. Light levels along the western and southern edges
must be reduced due to the proximity of the residential area. Illuminated striping or bands
around the any portion of the exterior are prohibited.
Response: No site lighting is proposed with this submittal. Site will be lit by existing adjacent North College
improvements lighting in the right of way and building mounted lighting
9. The parking lot must comply with both the interior and perimeter parking lot landscaping
requirements.
Response: Acknowledged.
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10. Siberian Elms may be removed without mitigation. There appears to be one deciduous
shade that is of value that may need to be mitigated per Section 3.2.1(F). The City
Forester will evaluate this tree and recommend a mitigation schedule.
Response: Tree mitigation plan is provided.
11. The property will have to be platted.
Response: Acknowledged.
12. A neighborhood meeting was not held during the review process for the Taco John's
submittal. The City, however, conducted a meeting between Taco John's and the owners
of the mobile home park to discuss various aspects of the development proposal. For
this current request, meeting with these owners will also be required. Issues to be
discussed include screening along the west and south property lines, aligning the
connecting walkway and placement of light fixtures, including house-side shields.
Response: Response: A neighborhood meeting was held on 3/24/16.
13. 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: Neighborhood meeting was held on 3/24/16
14. 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.
15. 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.
16. 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.
Response: Acknowledged.
17. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Acknowledged.
18. 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.
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19. 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 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:
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.