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HomeMy WebLinkAboutJEFFERSON & LINDEN RESTAURANT - PDP - PDP160030 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 9 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 January 15, 2016 Brent C ooper Ripley Design, Inc. 419 Canyon Ave. #200 Fort Collins, CO 80521 Re: Jefferson Street Park - Commercial Description of project: This is a request to construct a commercial building at Jefferson Street Park (parcel #9712207822). The proposed 1-story building will be 5,700 sq. ft. The site will be served by 19 parking spaces and will also feature a patio at the corner of Jefferson and Linden. The site is located in the River Downtown Redevelopment District (RDR). 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. PLANNING RESPONSE: Ripley Design Inc. CIVIL RESPONSE: Northern Engineering ARCHITECTURE RESPONSE: VFLA Architects Comment Summary: Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Existing water and sewer mains in the vicinity include a 16-inch water main in Jefferson, an 8-inch water main in Linden, and 6-inch sewer mains in both Linden and Jefferson. There is an existing 2-inch irrigation service to the site from the main in Jefferson. This service will need to be used with this development or abandoned at the main. CIVIL RESPONSE: Thank you for the information. We plan to reuse the existing service. 2. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 3. Development fees and water rights will be due at building permit. Page 2 of 9 CIVIL RESPONSE: Noted Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The jurisdiction for Jefferson street is with the Colorado Department of Transportation, and we'll need to work with them on review, and a potential change in use permit for the access on Jefferson. PLANNING RESPONSE: We are not proposing new access points along Jefferson 2. We’ll need some additional information on the anticipated uses for the commercial building to determine anticipated traffic. This will identify whether and what type of traffic analysis or traffic impact study is needed. If one is required, likely only a memo is needed. PLANNING RESPONSE: A Traffic Memo has been submitted. 3. Please note the adopted Jefferson Street plan that identifies ultimate curb location along Jefferson, the ultimate removal of on-street parking along your frontage, and the ultimate installation of a median which will limit your access to a 'right in, right out'. PLANNING RESPONSE: Noted 4. Transfort asks that the bus stop location be located between 50 and 80 ft from the intersection. PLANNING RESPONSE: Noted 5. Please indicate bike parking numbers and locations per code. PLANNING RESPONSE: Bike parking has been shown and quantified 6. Since the driveway on Linden will no longer be needed, it would be helpful if that is removed with the sidewalk re-built. PLANNING RESPONSE: Driveway is being shown as removed but the owner wouldliek to keep it if at all possible. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted at the latest by final material submittal. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. www.fcgov.com/erosion Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com CIVIL RESPONSE: Acknowledged. Required materials will be provided at final design 2. The design of this site must conform to the drainage basin design of the Poudre River Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. CIVIL RESPONSE: Acknowledged 3. 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. Page 3 of 9 CIVIL RESPONSE: Acknowledged 4. This site is within the Downtown River District Stormwater Master Plan and must comply with the drainage design for this plan. This site is divided into two basins, one concentrating at the eastern corner of the site and flowing to the northeast into Linden and the other concentrating at the southern corner of the site and flowing into Jefferson. Developed flows from this site have been accounted for with the River District design, so as long as developed flow from this site for each of these basins is not greater than what was assumed then no detention is required. CIVIL RESPONSE: . Per discussions with staff, all site drainage will be directed to the inlet located at the southeast corner of the site. Calculations verifying the capacity of the downstream facilities have been provided. 5. Water quality treatment for this site is accounted for in existing offsite improvements so standard water quality treatment will not be required. CIVIL RESPONSE: Acknowledged 6. 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 with one of the two following options: A. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. B. 75% of all newly added or modified impervious area must be treated by LID techniques. 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 CIVIL RESPONSE: LID requirements have been met. Calculations can be found in the drainage report appendix. 7. 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. CIVIL RESPONSE: Acknowledged 8. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq. ft. and there is a $1,045.00/acre 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. CIVIL RESPONSE: Acknowledged Department: Historical Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. This project has the potential to affect several properties that are designated on the National Register of Historic Places as well as Fort Collins Landmarks. These include the Old Town Historic District as well as individual Landmark properties on Jefferson Street. The Rodizio Page 4 of 9 restaurant (train depot) building is a contributing property to the Old Town National Register District. Therefore the project would be reviewed for compliance with LUC Section 3.4.7, Historic and Cultural Resources. ARCHITECTURE RESPONSE: We are going through the formal LPC Review process, and are aware of the project’s adjacency to the Union Pacific Railroad Depot 2. While the parcel is in the R-D-R District, which has design guidelines for compatible new construction specific to that district, the parcel's position adjacent to designated Old Town properties suggests that the Old Town Design Standards and Guidelines would be more appropriate for new construction at this site. ARCHITECTURE RESPONSE: We have reviewed the RDR and the Old Town District Design Guidelines and feel this project meets the majority of the guidelines in each district. 3. Please contact staff to schedule conceptual review with the Landmark Preservation Commission as soon as you have a preliminary design concept. Several conceptual review rounds may be necessary before proceeding to a final review hearing, which will generate a formal recommendation to the Decision Maker from the LPC. ARCHITECTURE RESPONSE: Initial conceptual review with the LPC took place on September 14th. Comments have been received and incorporated into this revised design. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com 1. The existing trees in the patio area will need to receive sensitive design to protect as much of their root systems as possible. Optimal sized opening around existing trees will benefit longer tree survival. The two large elms shown to retain along the north east boundary will need close evaluation in terms of the placement of the curb and its design. A curb design that minimizes excavation as it passes the trees and provides space to protect the root flare zone should be provided. Some of the existing trees that would need to be removed for the proposed building are transplantable. Plans should provide for transplanting of those trees. Tree mitigation will need to be provided for any significant trees removed. Attempt to maximize new tree planting on the site to accommodate mitigation and transplanting. Tree inventory information from the previous proposal may need to be reviewed and updated if needed by the City Forester. PLANNING RESPONSE: Noted, there is a seat wall shown near the elms mentioned above. This wall will be 12”x12” beams set on grade and will not have a footer to protect the existing tree roots. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM 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. Also keep in mind that other factors may drive the need to provide a sprinkler system. A Group A-2 Occupancy for example, with an occupant load greater than 99 persons will trigger a sprinkler requirement. See IFC 903.2.1.2 for additional information. 2. FIRE LANES Fire access is required to within 150' of all exterior portions of the building perimeter. Fire access cannot be measured from an arterial road or state highway. As such, the building footprint does not allow sufficient fire access from Linden Street alone. Fire access through the Rodizio lot will be needed and an Emergency Access Easement will be required if one Page 5 of 9 has not already been dedicated. If the proposed building is to have a fire sprinkler system, the Rodizio stub will provide sufficient coverage to meet minimum code requirements. If the building is unsprinklered, the fire lane will need to include the drive aisle on to the project property and fire lane specifications shall apply. 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 3. WATER SUPPLY A fire hydrant is required within 300' of any commercial building. This requirement appears to have been met via the existing utility infrastructure available in the area however it is the applicants responsibility to verify 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, on 600-foot centers thereafter. PLANNING RESPONSE: An emergency access easement is provided in the parking lot to the west. Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com 1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Native landscaping is encouraged to the extent possible, as well. PLANNING RESPONSE: Noted 2. As you addressed in the project narrative, a meeting should be scheduled with the City Forester to determine a tree mitigation plan, as per Article 3.2.1(C) that requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment". 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 Page 6 of 9 within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. PLANNING RESPONSE: A tree walk has been done with Forestry and a mitigation plan has been prepared. 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: fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970- 224-6003 or gschroeder@fcgov.com 6. Nature in the City Strategic Plan: 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, and let me know if I can help connect you to these programs. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@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. CIVIL 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 CIVIL RESPONSE: Acknowledged 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's CIVIL RESPONSE: Acknowledged Page 7 of 9 4. 5. 6. 7. 8. 9. 10. 11. 12. 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. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. CIVIL RESPONSE: Acknowledged 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 CIVIL RESPONSE: Acknowledged This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Right-of-way along Jefferson Street to coincide with the back of sidewalk should be dedicated. A 15 foot utility easement along Jefferson Street along with a 9 foot utility easement along Linden Street is the standard utility easement dedication required. CIVIL RESPONSE: Due to the size and shape of the existing parcel, the project is proposing to dedicate 16’ of additional ROW, which will align with the ROW dedicated by the property to the west (Rodizio). We are also proposing to dedicate an 8’ utility easement. The building is being placed 25’ from the existing ROW, or 9’ from the proposed ROW. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. CIVIL RESPONSE: Acknowledged 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 with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. The existing head in parking is also subject to CDOT review. It is possible CDOT may require this to be removed. CIVIL RESPONSE: Acknowledged A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. CIVIL RESPONSE: Acknowledged LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. CIVIL RESPONSE: Acknowledged 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. 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. CIVIL RESPONSE: Acknowledged Doors are not allowed to open out into the right-of-way. CIVIL RESPONSE: Acknowledged 13. 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. CIVIL RESPONSE: Acknowledged 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 Page 8 of 9 Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has existing electric facilities located adjacent to this site along Jefferson St. possibly under the existing sidewalk or in the street. Also, there is a 3-phase electrical vault located on Linden St. that could serve as a feed for this site but it would require a railroadcrossing. 2. Any existing electric infrastructure that is located within the limits of the project that needs to be relocated will be at the expense of the developer. If the City's existing electric facilities are to remain then they must be located within a utility easement. 3. Transformer and meter locations will need to be coordinated with Light & Power Engineering. Transformer location needs to be within 10’ of an asphalt surface accessible by a line truck. A minimum clearance of 8’ must be maintained in front of the transformer doors and a minimum of 3’ on the sides and back. Certain building materials and or building design may require more clearance. Please click on the following link for Electric Construction, Policies, Practices and Procedures. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin es-regulations 4. A C-1 Form and a One-line diagram will need to be submitted to Light & Power Engineering for review. Please click on the following link for the C-1 Form. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin es-regulations 5. Electric Capacity Fee and Building Site charges will apply to this development. Please click on the following link for Estimated Light & Power charges and the Light & Power Fee calculator. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme nt-fees 6. Please contact Light & Power Engineering @ 970-221-6700 if you have any questions, comments or concerns. PLANNING RESPONSE: Noted, the transformer is located adjacent to the parking lot to the west of the site in an utility easement. Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com 1. The minimum parking requirement will depend on what the proposed use will be: retail, restaurant, office etc... Please see LUC Sec. 3.2.2(K)(2). PLANNING RESPONSE: See alternative compliance for parking requirements 2. When designing the building and site details, please refer to the RDR Design Standards: http://www.fcgov.com/planning/pdf/ftc_riverdg_adoption_web.pdf PLANNING RESPONSE: Noted 3. The parking lot perimeter and interior shall be landscaped according to LUC Sec. 3.2.1(E) (4-5). Please provide calculations accordingly. PLANNING RESPONSE: No parking lot proposed 4. The Linden Street streetscape will need to be consistent with the improved design in the area per Sec. 4.17(D)(2)(c) of the LUC. PLANNING RESPONSE: Noted 5. Are you planning to remove the curb cut on Linden Street? PLANNING RESPONSE: The drawings are showing the driveway removed but the owner would like to keep it if possible. Page 9 of 9 6. Per LUC Sec. 4.17(D)(2)(d) the Jefferson Street frontage requires trees in grates and planters to screen the parking. PLANNING RESPONSE: No parking lot is proposed 7. Plaza, courtyard, patio, or other pedestrian-oriented outdoor space shall be provided per Sec. 4.17(D)(3)(b)(5). PLANNING RESPONSE: A patio has been provided 8. Setbacks for commercial buildings along arterial streets shall be 10 - 25 feet (3.5.3(C)(2)(c)). A modification of standard will be needed for the proposed 6 foot setback. PLANNING RESPONSE: The building is set back 10’ 9. Provide bike parking per Sec. 3.2.2(C)(4). PLANNING RESPONS: Bike parking has been provided. RE: site Plan Page 10 of 10. 11. 12. 13. 14. 15. 16. 17. 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. 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. 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. 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. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 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. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Save the Poudre has requested to be contacted whenever a project is proposed within 800' of the Poudre River. Please add the following address to your APO labels: Save the Poudre, c/o Gary Wockner, PO Box 20, Fort Collins, CO 80522-0020. Page 11 of 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. 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. City of Fort Collins Building Services Plan Review 970-416-2341 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. CIVIL RESPONSE: Acknowledged