HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 10 of 10
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
October 30, 2015
Ben Massimino SEEC
Enterprises PO Box 680513
Park City, UT 84068
Re: 201 Harmony Rd - Mixed-use
Description of project: This is a request to construct a 4-story, mixed-use building at 201
Harmony Rd. (parcel #9601200004). The first floor will provide 9,700 sq. ft. of commercial
space. The rest of the project will be comprised of 34 apartment units with 205 parking
spaces. 20% of the apartments will be affordable housing units. The site is located in the
Harmony Corridor (HC) zone district. This proposal will be subject to Administrative (Type
I) 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,
Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Comment Summary:
Comment Responses: Ripley Design, Northern Engineering
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. Based on the unit counts you would need to provide 279 parking spaces
PLUS the 10 required spaces for the office use.
1.5 spaces per one bedroom
1.75 spaces for 2
bedroom 2 spaces
for 3 bedrooms
1 space per 1,000 SF of office
Response: Project no longer has office space, parking calcs provided on sheet 1
2. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this
section. If you have 1-25 parking spaces you’ll need one van accessible handicap
space.
Response: See sheet 3 for parking plan
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3. Bike parking requirements are:
1 space per bedroom (60% enclosed)
4 spaces for the office use (20% enclosed)
Response: See sheet 2 for bike parking locations, sheet 1 for bike parking calcs
4. LUC 3.2.5 All development shall provide adequately sized conveniently located,
accessible trash and recycling enclosures.
Response: Trash will be provided in the parking garage and moved to surface
parking for pickup. See Planning Objectives for more detail.
5. Light sources shall be concealed and fully shielded and shall feature sharp cut-off
capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on
adjacent property.
Response: Noted.
6. LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view
from both above and below by integrating it into building and roof design to the
maximum extent feasible
Response: Noted.
7. A shadow analysis will be required if you exceed 40 feet in height.
Response: Shadow analysis is in the works and will be provided shortly.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 9702246065, hmcdowell@fcgov.com
1. This project area is within the Fort Collins-Loveland Water District. Please coordinate
with them for water main information and tie-in requirements.
Response: Noted.
2. This project area is within the South Fort Collins Sanitation District. Please coordinate
with them for sewer main information and tie-in requirements.
Response: Noted.
Department: Stormwater Engineering
Contact: Heidi Hansen, , hhansen@fcgov.com
1. A portion of this property is located in the City regulated, 100-year Mail Creek
floodway. Any development within the floodway must obtain a floodplain use permit
and comply with the safety regulations of Chapter 10 of City Municipal Code. The
permit form can be obtained at http://www.fcgov.com/utilities/what-we-
do/stormwater/flooding/forms-documents. A Flood Risk Map is attached.
Response: There will be no development within the floodway or the erosion buffer
zone.
2. A portion of this property is located within the erosion buffer zone for Mail Creek.
Construction of a structure is not allowed in an erosion buffer zone. Nonstructural
development must meet the standards of Section 10-202 of the City Municipal
Code. Proposed vegetation within the erosion buffer zone must be non-irrigated
native vegetation that enhances the stability of the creek.
Response: There will not be any alteration or development within existing erosion
buffer zone.
3. The boundaries of the floodplain and erosion buffer zone should be included on any
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plans so that it is readily evident whether the proposed work is located inside or
outside of the floodplain. Conta Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work, as required per the floodplain
development review check list.
Response: The boundaries of the Mail Creek Floodway and erosion buffer zone
have been shown on all the civil plans to show that the limits of disturbance are
outside of these zones.
4. 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.
Response: Noted.
5. If the ditch along the western property line is piped and an outfall to Mail Creek is
proposed, the outfall will require a floodplain use permit and a no-rise certification,
signed and stamped by a Colorado Registered Professional Engineer, to ensure that
the construction of the outfall in the Mail Creek floodway does not alter flood flows on
neighboring properties.
Response: Larimer County Ditch #2 will not be altered in anyway other than a
pedestrian bridge crossing the culvert along Harmony Road, which has no adverse
impact on existing flows.
6. Please be aware that the City has a trash rack (cleanout grate) across Mail Creek
and periodically cleans debris from the rack. The access for the cleanout is from
the property to the south. Any proposed improvements must not affect the trash
rack or the City’s access to it.
Response: The trash rack will still be accessible from the south. An additional
access point is feasible through the proposed emergency access entrance on the
west side of the Brick Stone Apartment buildings.
7. Please contact Heidi Hansen with any questions about these comments or to
schedule a meeting to discuss any requirements for development in the floodplain.
hhansen@fcgov.com 970-221-6854.
Response: Noted.
8. The design of this site must conform to the drainage basin design of the Mail
Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Response: The proposed design conforms to the Mail Creek Master Drainage
Plan as well as the Fort Collins Stormwater Criteria Manual.
9. Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate with the 2 year historic release rate.
Response: Onsite 100 year developed detention is provided in underground
Stormtech Chambers and is releasing at a reduced 2 year historic rate.
10. 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.
Response: Noted.
11. Fifty percent of the site runoff is required to be treated using the standard water
quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-
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Best Management Practices (BMPs)
(http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guideli nes-regulations/stormwater-criteria) Extended detention is the usual
method selected for water quality treatment; however the use of any of the BMPs
is encouraged
Response: Brick Stone Apartments will be treating 100% of their water quality
volume through the use of Stormtech Chambers with an assumed porosity of 0%
and wrapped in a geotextile membrane to avoid sediment migration.
12. 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-development
Response: Brick Stone Apartments is treating over 75% of water quality through the
use of LID amenities.
13. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria
regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be
required to upload the approved spreadsheet onto the Statewide Compliance
Portal. This will apply to any volume based stormwater storage, including
extended detention basins and bio-retention cells.
Response: A drain time of 12 hours is what Brick Stone Apartments has been
designed to release at. Upon completion of the project an engineer at Northern
Engineering will complete and upload the approved spreadsheet onto the
Statewide Compliance Portal
14. 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-developme nt-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: Noted.
15. The ditch near the west property line is the Larimer County Ditch #2. A proposal to
pipe the ditch through the property would need to be coordinated and approved
with the ditch company. For reference, the storm box outlet for this ditch on the
south side of Harmony Road is a 4’ x 10’ box culvert.
Response: The ditch is remaining untouched.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
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Fire access is required to within 150' of all portions of the building's exterior. Fire
access may not be measured from an arterial road and an Emergency Access
Easement will be required on the property to meet minimum code requirements.
Additional fire access requirements
correspond to buildings exceeding 30' in height. 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: Three fire lanes are provided in the project per meeting with Jim Lynxwiler.
2. STRUCTURES EXCEEDING 30' IN HEIGHT
Buildings exceeding 30' in height require a 30' wide fire lane positioned no closer than 15'
from the building and no farther than 30' from the building. It is unclear if this code
requirement is being met based upon the materials submitted for review.
When site constraints or other complicating factors impact the project's ability to meet the
prescriptive code, the fire marshal may consider other offsetting measures as a way to
meet the intent of the fire code. In such cases, further discussion is required. Code
language provided below. See Appendix D of the 2012 IFC for more information.
AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided.
For purposes of this section, the highest roof surface shall be determined by
measurement to
the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of
parapet walls, whichever is greater.
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AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
> IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus
access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders,
in the immediate vicinity of the building or portion thereof.
AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
> IFC D105.3: At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be approved by the fire
code official.
Response: Three emergency access easements are provided in the project per meeting
with Jim Lynxwiler.
3. ROOF ACCESS
> IFC 504.3: New buildings four or more stories in height shall be provided with a
stairway to the roof. Stairway access to the roof shall be in accordance with IFC
1009.12. Such stairways shall be marked at street and floor levels with a sign
indicating that the stairway continues to the roof.
Response: The building is now 3 stories
4. AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require an automatic fire sprinkler system under a separate permit.
Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related
questions at 970-416-2868.
Response: Noted.
5. FIRE STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings
and structures in accordance with Section 905 or the 2012 International Fire Code.
Approved standpipe systems shall be installed throughout buildings where the floor
level of the highest story is located more than 30 feet above the lowest level of fire
department vehicle access, or where the floor level of the lowest story is located
more than 30 feet below the highest level of fire department vehicle access. The
standpipe system shall be capable of supplying at minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this minimum
pressure. Buildings equipped with standpipes are required to have a hydrant within
100 feet of the Fire Department Connection.
Response: Noted.
6. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. Due to the size and scope of this project, more than one hydrant will be
required. One hydrant will be required within 100' of the Fire Department
Connection. 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, on 600-foot centers thereafter.
> IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance
with Section 905 shall have a fire hydrant within 100 feet of the fire department
connections. Exception: The distance shall be permitted to exceed 100 feet where
approved by the fire code official.
7. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
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New buildings require a fire department, emergency communication system
evaluation (test) after the core/shell but prior to final build out. For the purposes of
this section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public-safety
radio amplification systems shall be designed and installed in accordance with
criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau
Admin Policy #07-01
Response: Noted.
Department: Environmental Planning
Contact: Kelly Kimple, ,
kkimple@fcgov.com
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.
Response: Noted.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: Noted.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy. 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
Response: The existing curb and gutter that is going to get removed during the
development of Brick Stone Apartments will be replaced and restored to City of Fort
Collins Standards. The sidewalk along the north property line meets ADA standards.
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
Response: Noted.
5. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. This shall including the standard utility
easements that are to be provided behind the right-of-way (15 foot along Harmony).
Right-of-way for Harmony Road, including that needed for the right turn lane into the
exiting access will need to be dedicated with the project.
Response: Utility Easement has been provided 15’ behind the R.O.W. The right turn lane
has been dedicated with the project.
6. Access into the site: in accordance with the Harmony Road Access Control Plan this
parcel will not get a direct access point off of Harmony Road, but access is to be per the
existing access driveways that are along each edge of the property (the west property line
and the east property line). When the property to the east developed it was anticipated
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that a right turn lane would be needed into this access point upon the development of this
property with both developments taking access off of this driveway. The adjacent
development did provide the City with some funds to help cover the cost of the driveway
reconstruction when the right turn lane is constructed. The City will need to determine if
when the 3rd travel lane is added in this section of roadway if a right turn lane will still be
needed or if the right turn lane that is to be built will be able to serve as that 3rd lane and
the travel lane (this impacts the amount of right of way needed). The TIS will likely be
needed to fully determine this.
Response: Noted.
7. The project will be responsible for designing and installing the right turn lane needed for
the eastern access point and designing and installing the detached sidewalk along the
frontage in the ultimate location.
Response: A right turn lane has been designed for the eastern access point (Plan and
Profile sheets as well as cross section sheets have been provided in PDP submittal). A
detached sidewalk along the frontage in the ultimate location has also been designed.
8. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Response: Noted.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response: Noted.
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed.
Response: Noted.
11. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to Engineering Department for review and approval prior to
installation.
Response: There are no encroachments within the public ROW
12. Encroachment items shall not be shown on the site plan as they may not be approved,
need to be modified or moved, or if the permit is revoked then the site/ landscape plan is
in non-compliance.
Response: There are no rain gardens within the right of way
13. Any rain gardens within the right-of-way cannot be used to treat the development/ site
storm runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
Response: There will be no bike parking provided that could possibly allow for bikes to
encroach in the R.O.W
14. 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.
Response: There will be no bike parking provided that could possibly allow for bikes to
encroach in the R.O.W.
15. 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)
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of these areas will be required to be provided to the City as a part of the Development
Construction Permit application.
Response: The Developer will not use the right of way as a staging area or as a place to
store materials.
Department: Electric Engineering
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
1. Light and Power has electric facilities at northeast corner of the site that can be
utilized to provide power.
Response: Noted.
2. Electric capacity fee, building site charges and system modification charges will apply.
See the City website for an estimate of charges and construction policies, practices
and procedures.http://www.fcgov.com/utilities/business/builders-and-developers/plant-
investment-developme nt-fees
Response: Noted.
3. The location of the electric services will need to be coordinated with Light and
Power Engineering. Please note that the residential units must be metered
individually. Meter locations will need to be coordinated with Light and Power
Engineering.
Response: Noted.
4. Street light placement will need to be coordinated with Light & Power. Shaded trees
are required to maintain 40 feet of separation clearances and ornamental trees are
required to maintain 15 feet of separation clearances from street lights. A link to the
City of Fort Collins street lighting requirements can be found below:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Response: Noted.
5. Transformer location will need to be coordinated with Light & Power. Each transformer
must be placed within 10 ft of a drivable surface for installation and maintenance
purposes. Transformer must have a front clearance of 8 ft and side/rear clearance of 3
ft.
Response: Noted, see sheet 2 for transformer locations. Applicant will coordinate as
project moves forward
6. A commercial service information form (C 1) and a one line diagram for the commercial
meter will need to be filled out and submitted to Light & Power Dept. A link to this
document is below: http://www.fcgov.com/utilities/business/builders-and-
developers/development- forms-guidelines-regulations
Response: Noted.
7. 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.
Response: Noted.
Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
1. 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
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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:
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
Fort Collins has amendments to most of the codes listed above. See the fcgov.com
web page to view them.
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.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter.
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:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 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.
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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 Green Code Amendments effective starting 2/17/2014. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
1. Need more clarification on front setbacks from Harmony for building placement, sidewalk
and landscaping, signage and if entrance turn lane can be accomodated along frontage.
Response: See sheet 2 for Site Plan
2. A pre-submittal meeting may be advised to coordinate the treatment of floodplain
mitigation, riparian corridor, tree protection, buffers, landscape enhancements
and or screening for site.
Response: Pre-app meetings have been held with appropriate parties.
3. Building elevations would be helpful for staff to review at conceptual meeting if available.
Response: See sheet 8 for building elevations
4. This property is not in the TOD overlay district.
Response: Noted.
5. A neighborhood Meeting is not required, but advisable to get feedback from the
neighborhood prior to hearing.
Response: Applicant held 2 neighborhood meetings. 3/10 and 5/11
6. 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.
Response: Noted.
7. 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: Noted.
8. 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: Noted.
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9. 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.
Response: Noted.
10. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a
Modification of Standard.
Response: Noted.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Noted.
12. 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: Noted.
13. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Response: Noted.
City of Fort Collins
Building Services
Plan Review
970-416-2341