HomeMy WebLinkAboutSCHRADER PROPANE OFFICE & MINOR VEHICLE REPAIR - PDP - PDP170015 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWp.o. box 270788
fort collins, co 80527
p. 970.493.2025
f. 970.493.2026
dons@wgarchitects.com
www.wgarchitects.com
April 14, 2017
Mr. Clay Frickey
City Planner
City of Fort Collins
281 North College Ave.
Fort Collins, CO 80524
Re: Conceptual Review Response Letter
Evergreen Park - Office and Vehicle Minor Repair
Lots 15 and 16 of Evergreen Park (parcel #’s 9701213015 and 9701213016)
Description of project: This is a request to build an office with vehicle service bays on Lots 15 and 16 of Evergreen
Park (parcel #’s 9701213015 and 9701213016). The building would be 4,400± sq. ft. split between office and vehicle
minor repair. The western portion of the site will be a fenced yard with seventeen (17) truck parking spaces and the east
side of the site will have seven (7) public parking spaces. The site is located in the
Industrial (I) zone district. This proposal will be subject to Administrative (Type I) review.
Comment Summary Response:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. LUC 3.2.2(C)(4)(b) You will need to provide 1-2 enclosed bicycle parking spaces.
Answer: We will provide two (3) bicycle parking spaces on the interior of the building and five (5) bicycle
parking spaces near the main entry.
2. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling
enclosures.
Answer: A trash dumpster and recycling dumpster are located on a concrete slab within the fenced yard to
the west of the building adjacent to west overhead door to the maintanence bay.
3. 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.
Answer: To minimize up-light, spill-light, glare, and unnecessary diffusion onto adjacent properties, the
project will utilize LED area lights with light sources concealed and fully shielded, and shall feature
sharp cut-off capability. Light spillage onto adjacent properties will not exceed the maximum
allowable lumens per the LUC. See Photometric Site Plan.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
4. 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.
Answer: The building has sloped roofs and will not have any roof mounted mechanical equipment.
5. A minimum thirty-foot deep landscaped yard shall be provided along any district boundary line that does not adjoin
a residential land use.
Answer: The parcel is bordered on the west by a 20 foot wide alley and the lots to the west of the alley are
zoned Service Commercial District (CS). The Land Use Code (LUC) requires that a minimum 30-
foot deep yard shall be provided along any district line that does not adjoin a residential land use.
We ask for a Modification of Standards to allow for a 20 foot buffer (10 foot half-alley + 10 foot
landscape area) with a 6 foot high fence along the entire length of the west property line. The Raw
Urth Designs development at the northwest corner of Conifer Street and Red Cedar Circle was
granted a similar modification.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Existing water mains in the vicinity include an 8-inch water main in Red Cedar Circle and a 36-inch water main
along the southern boundary line of Lot 16. There is also a 75’ wide “Trans Line Easement” that straddles the lot
line (37.5’ easement on Lot 16). It is unknown if the 36-inch water main is within that easement or not.
Answer: The water service will tap into the 8-inch main in Red Cedar Circle. (See Utility Plan.) The 36-inch
main along the southern boundary of Lot 16 is located within the “Trans Line Easement.” (See
Utility Plan.)
2. Existing sewer mains in the vicinity include and 8-inch sewer main in Red Cedar Circle and an 8-inch main in the
alley to the west of the property.
Answer: The building lateral will tie into the 8-inch sewer main in Red Cedar Circle. (See Utility Plan.)
3. There does not appear to be existing water or sewer services stubbed into Lot 15 or 16 at this time.
Answer: New building water and sewer laterals will connect to new taps into the water and sewer mains in
Red Cedar Circle. (See Utility Plan.)
4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be
found at: http://www.fcgov.com/standards
Answer: The project will comply with the conservation standards for landscape and irrigation.
5. Development fees and water rights will be due at building permit.
Answer: Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS. Based on section
4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived.
Answer: It is acknowledged that the TIS will be waived for this project.
2. The frontage improvements as shown along Red Cedar look great!
Answer: Thank you.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. 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.
Answer: Acknowledged.
2. This site is located within the Northeast College Corridor Outfall (NECCO) area, and as such, there are generally
two requirements:
a. The site will be assessed NECCO system charges for its portion of the NECCO pond and outfall system,
$28,007/acre. The fees would be due prior to receiving a building permit.
Answer: We ask for a waiver of these fees as we are providing on-site detention and water quality.
b. This site looks to be situated in basin 426 of the NECCO drainage basins, and will be required to provide onsite
detention. Standard water quality will be provided for 50% of the site in the regional pond and doesn't need to
be provided onsite. Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate. In the Dry Creek Basin, the 2-year historic release
rate is 0.20 cfs/acre.
Answer: Due to grading constraints and lack of storm sewer facilities in the area, a slightly larger release
is proposed from the site. This additional release is expected to create no negative effects on
downstream facilities. Water quality for 83% of impervious areas will be provided within
Stormtech underground chambers.
2. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot.
Answer: Detention is proposed within the gravel parking area on the west side of the building. The lowest
point in the parking area is expected to have less than 1’ deep of water during a 100-year event.
4. 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.
Answer: Acknowledged. Please see Drainage Report and Drainage Plan.
5. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites
required to be brought into compliance with the Land Use 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.
Answer: 83% of impervious areas are proposed to be treated for water quality within Stormtech
underground chambers.
6. 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
Answer: Acknowledged.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
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.
Answer: Acknowledged.
8. The city wide Stormwater development fee (PIF) is $8,217/acre ($0.1886 sq.-ft.) for new impervious area over 350
sq.-ft., and there is a $1,045/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-development-fees or contact Jean
Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and
is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort
Collins Stormwater Manual.
Answer: 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 building, or facility as measured by an approved route around the
perimeter. All fire lanes or private roads serving as fire lanes shall be dedicated as an Emergency Access Easement and be designed to
standard fire lane specifications. Code language 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.
Answer: Acknowledged. A fire lane within an Emergency Access Easement shall be provided such that no
portion of an exterior wall of the building is more than 150 feet from fire apparatus access. The
building will not have a fire sprinkler system. See Site Plan PDP-C1.1 and Replat drawings.
2. 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.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
> 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.
Answer: Acknowledged. A paved fire lane within an Emergency Access Easement (EAE) that does not
exceed150 feet is provided. The fire lane shall have “NO PARKING - FIRE LANE” signage a
maximum spacing of 75 feet o.c. See Site Plan PDP-C1.1 and Replat drawings.
3. SECURITY GATES
> IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire
chief. Where security gates are installed, they shall have an approved means of emergency operation. The security
gates and the emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when
defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency
access. Emergency opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are
capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is
installed at the gate location.
7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to
installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates intended for automatic operation shall be designed, constructed and installed to comply with the
requirements of ASTM F 2200.
Answer: Acknowledged. The security gates across the Emergency Access Easement will be a pair of 100
swinging gates. It is undetermined at this time whether the gates will be electrically or manually
operated, however they will be provided with a means of opening the gates (as stated above) by
fire department personnel and approved by the fire code official.
4. MARKING
> IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the
words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or
prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and
legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility.
Answer: Acknowledged. The fire lane shall have “NO PARKING - FIRE LANE” signage at a maximum
spacing of 75 feet o.c. See Site Plan PDP-C1.1.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
5. WATER SUPPLY
A hydrant is required within 300' of the building as measured along an approved path of vehicle travel. The existing
utility infrastructure available in the area appears to support minimum code requirements; however it is the
applicant's responsibility to verify location, pressure and volume. 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.
Answer: The existing fire hydrant is located on the east of the southeast corner of Lot 16 on the east side of
Red Cedar Circle. It is 290 feet from the hydrant to the building along the path of vehicle travel.
The existing hydrant will be tested by the Developer to confirm compliance with the minimum
pressure and volume required. When will PFA require certification of the testing?
6. FIRE CONTAINMENT
The building exceeds 5000 square feet and shall be sprinkled or fire contained. If containment is used, the
containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation.
Answer: The building square-footage has been reduced to less than 5,000 s.f. The 4,644± s.f. single story
building (with mezzanine) of class V-B construction is composed of a 2,463 s.f. office area (Class
‘B’ occupancy), a 1,904 s.f. maintenance bay area (Class ‘S-1’ occupancy) and a 277 s.f.
mezzanine. Per Table 508.4, an occupancy separation is not required between a Class ‘B’
occupancy and Class ‘S-1’ occupancy. This building will not be fire sprinkled.
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 and wildlife-friendly landscaping is encouraged as well.
Answer: Acknowledged. See Landscape Plan.
2. In regard to LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to
circadian rhythms for both humans and wildlife. Please consider a warmer color temperature (warm white, 3000K or
less) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be
adjusted as needed.
Answer: Acknowledged. LED area lights will be used with light sources concealed and fully shielded, and
shall feature sharp cut-off capability. See Photometric Site Plan.
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
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@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.
Answer: Acknowledged.
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@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.
Answer: 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
Answer: 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.
Answer: A note is provided on the plans.
4. 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.
Answer: All on-site sidewalks and public sidewalk adjacent the site will meet ADA standards.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street
Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Answer: Acknowledged. See Civil Plans.
6. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City
for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall
including the standard utility easements that are to be provided behind the right-of-way (8 foot along an alley, and 9
foot along Red Cedar Cir). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Answer: Acknowledged. See proposed replat documents.
7. A reimbursement is due to the City for the construction of the public alley to the west of the site prior to the issuance
of the first building permit. The alley was installed with the North College Improvements.
Answer: Clarification requested: The reimbursement is only for half the width of the alley for the length of
the west property line of the replatted Lot 15, correct? What is the cost of the reimbursement?
8. Show sidewalk improvements to the north and how the sidewalk will connect to the existing infrastructure.
Answer: The existing concrete sidewalk to the north of this project is 4’-9” wide and ends at the north
property line of Lot 15. The new concrete sidewalk will be 5’-0” wide and centered on the existing
sidewalk at the north property line of Lot 15. Exiting grades will be maintained and level at this
transition. See civil plans.
8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
Answer: Acknowledged.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
9. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your
consultants aware of this, prior to any surveying and/or design work.
Answer: The site was surveyed and designed on the NAVD88 datum.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Answer: Acknowledged.
12. A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are typically
scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request.
Please provide a site plan with preliminary utility layout for routing with the meeting notice. If you are interested in
having a utility coordination meeting, please contact the development review engineer for scheduling.
Answer: Acknowledged. This will be discussed with the project’s civil engineer
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
Answer: The first parking stall has a distance of approximately 63’-8” from the existing flowline of Red Cedar.
14. LCUASS driveway spacing (Table 7-3) requirements apply and must meet the minimum driveway spacing for a
minor collector roadway.
Answer: Per Table 7-3, the minimum distance between driveways along a minor collector is 30’. The
distance between the project driveway to the nearest adjacent driveway is 30’-0”. (See Site Plan
SDP-C1.1.)
15. The retaining wall running along the sidewalk needs to be at least 2’ setback from the sidewalk. More information
will be needed for the retaining wall about the height to determine if it will be allowed within the utility easement.
Answer: The retaining wall for the detention pond running along the sidewalk adjacent to Red Cedar is 2’
from the sidewalk. The maximum height of this retaining wall is 30”.
16. 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.
Answer: We do not anticipate requesting any encroachments into the public right-of-way.
17. 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.
Answer: Rain gardens for this project will not be located within the public right-of-way.
18. 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.
Answer: Bike parking will not be located within the right-of-way.
19. 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.
Answer: Acknowledged.
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Light & Power has three phase facilities available in this area.
Answer: Acknowledged.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
2. Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply. Please see
the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
Answer: Acknowledged.
3. Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the
locations on the utility plans. Transformer must be within 10’ of an asphalt/concrete surface. Pay close attention to
the transformer clearances in the Electric Construction Policies, Practices & Procedures.
Answer: If there is enough capacity we intend to obtain power from the existing transformer in the southeast
corner of Lot 14 to the north of this project.
Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
1. Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new 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. Applicants of new projects should email scarter@fcgov.com 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.
Answer: We will schedule a pre-submittal meeting with the Building Department during preliminary
building design.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. While this building is exempt to the build-to line standards in Land Use Code section 3.5.3(C)(2), staff would prefer
if the parking was located behind the building.
Answer: Due to the topography of the site necessitating the location of the detention pond adjacent to the
east property line and the program requirement for a fenced fleet vehicle storage yard, the best
location for the public parking is on the east side of the building.
2. It appears that chain link fencing is being proposed for the northern property line to screen the service yard in the
rear of the site. Chain link is not allowed for screening. Please continue the cedar fencing proposed elsewhere
along the north property line as well to screen the service yard.
Answer: The existing chain link fencing along the north property line was installed as part of the previous
development of Lot 14 to the north.
3. The site plan shows a connection to Lot 14 to the north. What is this planned connection for?
Answer: The connection between the Schrader Propane Office site and Lot 14 has been eliminated.
4. For your landscape plan, please look at the recent submittal from Raw Urth Designs. Staff would like a similar
species mix to create a consistent look and feel to the district. Staff can provide you with a copy of this submittal.
Answer: We have .pdf files of the Raw Urth Designs landscape plans and will use them as a reference in our
landscape design for the is project.
5. Will you be replatting as a part of this development proposal? The current proposal shows the development
occurring on two different lots. A replat might be beneficial in the event of future redevelopment.
Answer: We will replat Lots 15 and 16 as part of this development proposal.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
6. Per the fee schedule available at
http://www.fcgov.com/developmentreview/pdf/developmentreviewfeeschedule_3.3.10.pdf, the fees for this project
would be the Project Development Plan with Plat ($5,879 plus $0.75 for each APO label), plus the Final Plan with
Plat fee ($1,000) plus the $50.00 sign posting fee, which amounts to $6,929 plus the APO label fee. For
Development Review Engineering's fee, please consult the fee schedule at
http://www.fcgov.com/developmentreview/pdf/tdr-fee-schedule.pdf.
Answer: Acknowledged.
7. 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.
Answer: Acknowledged. We do not anticipate holding a neighborhood meeting for this project.
8. 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.
Answer: Acknowledged.
9. 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.
Answer: Acknowledged.
10. 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.
Answer: Please see Modification of Standard request(s) that are noted within this response.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Answer: Acknowledged.
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.
Answer: Acknowledged.
13. When you are ready to submit your formal plans, please make an appointment with Community Development and
Neighborhood Services at (970)221-6750.
Answer: Acknowledged.
P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com
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.
Answer: We will schedule a pre-submittal meeting with the Building Department during preliminary
building design.
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.
Answer: We will schedule a pre-submittal meeting with the Building Department during preliminary
building design.
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.
Answer: Acknowledged.