HomeMy WebLinkAboutBLOCK 23 - BASIC DEVELOPMENT REVIEW - BDR180032 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood
Services
281 North College Avenue PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
July 27, 2018
Cathy Mathis TB Group
444 Mountain Ave
Berthoud, CO 80513
Re: Block 23 Subdivision
Description of project: This is a request the remaining parcels on Block 23 at the southwest corner of N College
Ave and Cherry St (parcels #9711124021, 9711124025, 9711124007, and 9711124001). The applicant is
proposing condensing the parcels into one to develop at a later date. The proposed future use for the site is
mixed-use. The property is located within the Downtown (D) and is subject to BDR or Administrative (Type
1) review.
Please see the following summary of comments regarding the replat request for Block 23. 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 Development Review Coordinator, Brandy
Bethurem Harras, at 970-416-2744 or bbethuremharras@fcgov.com.
Comment Summary:
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
1. What will the replat consist of? Staff's presumption is that it's merely to 'clean up' old lot lines and easement
lines that are no longer relevant, and perhaps to aid discussions with the railroad if needed. A presumption is that
it's not to abandon the alley -- the City is extremely cautious about such changes to the historic Downtown map.
Also, the alley has a key role in general transportation circulation.
RESPONSE: Yes, staff’s assumption is correct. This is to clean up old lot lines. There are no plans to vacate the
alley.
2. The Minor Subdivision section of the Land Use Code 2.18.2 allows the replatting of a property if it does not
create more than 1 new lot. If the replat reduces the number of lots it can still be reviewed through the minor
subdivision.
RESPONSE: There will be two lots, with the alley between them. We are definitely reducing the number of lots.
3. This conceptual design review was only for the replatting of the property. A new conceptual design review is
required if the applicant pursues any development plan on the property.
RESPONSE: Acknowledged. When the PDP moves forward, we will set up another Conceptual Review meeting.
Department: Historical Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
1. The structures on these parcels have previously been evaluated and are not eligible for local landmark
designation, which will simplify the review and posting process at the time of demolition. We will need to
update the determinations of eligibility at that time to make them official and current and go through the two-
week public posting process.
RESPONSE: Agreed. We will work on this at the time of PDP submittal.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. Environmental Planning staff understand this current conceptual development review application is only for
consolidation of several lots into one lot, however, comments provided here are a heads up for when a future
development project proposal may come through for any portion of the site.
RESPONSE: Thanks for the comments in advance of the PDP.
2. Land Use Code Section 3.4.9 Health Risks applies to this site.3.4.9(A): This Section is intended to protect the
occupants of and visitors to the site following development from health risks that may be presented by the existence
of dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a
health risk to the potential occupants of and/or visitors to the development site if permitted to develop.3.4.9(B): If,
because of credible evidence in the possession of the City or the applicant, whether written or otherwise, there is a
reasonable suspicion or belief that the development site contains dangerous chemicals, metals or other
substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of
and/or visitors to the development site if permitted to develop, then the applicant shall either take such actions as
are necessary to satisfy the decision maker that such health risks have been reasonably mitigated, or shall
demonstrate to the decision maker by presentation of written statements from either the Larimer County Health
Department or from specialists appropriate in education and training to examine the risks, showing that the
suspicion of danger and health risk is scientifically unfounded and that actual, reasonable risk is unlikely.
RESPONSE: There is an existing Phase 1 Report that will be submitted at the time of PDP.
3. This site is located within a region of known, pre-existing environmental condition issues. At a minimum a
Phase I Environmental Site Assessment (ESA) will need to be submitted prior to any Project Development Proposal
(PDP) for this site. A Phase II environmental site assessment (ESA) may also need to be submitted prior to a PDP.
It is highly recommended reaching out to City Environmental Regulatory Affairs staff sooner rather than later to
discuss the site. Reach out to Matt Zoccali, 970-224-6008 or mzoccali@fcgov.com with any additional questions.
RESPONSE: There is an existing Phase 1 Report that will be submitted at the time of PDP.
4. A PDP submittal for this site would need to explain in detail what the project team will be doing to address
environmental site assessment findings and recommendations especially in regard to potential site contamination.
RESPONSE: Acknowledged.
5. If there may be impacts to trees note LUC Section 3.2.1(C) 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 one having DBH (Diameter at Breast Height) of six inches or more. If trees may be
impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or
rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the
proposed development.
RESPONSE: Comments Not Applicable to Replat. We will set this meeting up prior to the PDP.
6. While this project will not trigger LUC 3.4.1 Natural Habitats and Features standards and therefore will not
have a natural habitat buffer zone incorporated into design, it does reside within the Poudre River Corridor. In
landscape plans please incorporate species that are native and/or complementary to Poudre River riparian
vegetation and/or other design elements suggestive of river flows and ecology. Several resources are available
online for reference including: City of Fort Collins Plant List http://www.fcgov.com/forestry/plant_list.pdfCity of Fort
Collins Natural Areas Department Native Plants Listhttp://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf In
regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more
disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white,
3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with dimming capabilities so that
light levels can be adjusted as needed. Site light sources shall be fully shielded and down-directional to minimize
up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
RESPONSE: Comments Not Applicable to Replat.
7. There is potential opportunity here to provide high quality rooftop amenities, perhaps in the form of a small
swimming pool, lounge and bar area where residents could spend time and appreciate views of downtown and of
the foothills. Please seriously consider incorporating rooftop amenities.
RESPONSE: Comments Not Applicable to Replat.
8. There is opportunity at this site to strategically incorporate solar panels into the building and/or rooftop
design and the City of Fort Collins has rebate programs to help with these efforts. Many downtown buildings
have rooftop solar. Please see www.fcgov.com/solar, and contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com, or Leland Keller, 970-221-6857, lkeller@fcgov.com
RESPONSE: Comments Not Applicable to Replat.
9. If multifamily residential is proposed City staff highly recommend reaching out to City staff in the Zero Waste
Plan and Waste Reduction and Recycling Assistance Program (WRAP) to discuss effective trash and recycling
enclosure design and function. http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or
jnagel@fcgov.com
RESPONSE: Comments Not Applicable to Replat.
10. Other City programs of interest may be:
1. ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at 970-416-2230 or
climatewise@fcgov.com
2. Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at 970-416-4238 or
traeker@fcgov.com
3. Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com
4. Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or
gschroeder@fcgov.com
5. Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at
stacy@bikefortcollins.org or 970-481-5577
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
1. 7/18/2018: There appears to be existing trees on-site. Will they be impacted? Please schedule an on-site
meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees should be
retained to the extent reasonably feasible. This meeting should occur prior to first-round PDP.
RESPONSE: Comments Not Applicable to Replat. We will set this meeting up prior to the PDP.
2. 7/18/2018: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This
should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List –
species, quantity, size, method of transplant, and species percentage, and including current and proposed utility
lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have
any questions. Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
RESPONSE: Comments Not Applicable to Replat.
3. 7/18/2018: Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
RESPONSE: Comments Not Applicable to Replat.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE ACCESS
Fire access through the site will likely require the dedication of Emergency Access Easements. Any such easement
may be dedicated with the subdivision replat. Otherwise dedication of an EAE after the fact will require dedication
by separate document.
RESPONSE: Comments Not Applicable to Replat.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 16-inch water main in Maple Street, an existing 8-inch main in Cherry Street that terminates
adjacent to this site and an 8-inch main on the east side of College Avenue. There is an existing ¾-inch water
service to the 331 address, a ¾-inch inactive water service to the 343 address, a ¾-inch inactive and a 1-inch
inactive service to the 303 address.
RESPONSE: Comments Not Applicable to Replat.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 12-inch sanitary sewer main in Maple Street and a 6-inch main in College Avenue.
RESPONSE: Comments Not Applicable to Replat.
3. Service separation (standard comment):
Separate water and sewer services will be required to service the residential use and commercial uses.
RESPONSE: Comments Not Applicable to Replat.
4. Service abandonment (standard comment):
For existing water and sewer services that are not planned to be re-used with this project or services that do not
meet current separation requirements or current specifications will be required to be abandoned at the main.
RESPONSE: Comments Not Applicable to Replat.
5. Service sizing (standard comment):
The water services and meters for this project site will need to be sized based on the AWWA M22 manual design
procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated
continuous flows will need to be provided as a part of the final submittal package for this project.
RESPONSE: Comments Not Applicable to Replat.
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on these requirements can
be found at: http://www.fcgov.com/standards
RESPONSE: Comments Not Applicable to Replat.
7. Fees (standard comment):
Development fees and water rights will be due at building permit. 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 our
Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees.
RESPONSE: Comments Not Applicable to Replat.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. No site improvements? (site specific comment):
The Conceptual Review application indicates that this is a request to replat the existing parcels and that there are
no site improvements proposed with the replat at this time. As such, there are no stormwater requirements at this
time. The subsequent comments provided herein are for site planning and design purposes so that the applicant is
aware of the stormwater requirements when site improvements are proposed in the future.
RESPONSE: That is correct, no site improvements proposed at this time. A PDP will be submitted in the future.
2. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the
Fort Collins Stormwater Criteria Manual.
RESPONSE: Comments Not Applicable to Replat.
3. Documentation requirements (site specific comment):
A drainage report and construction plans are required and they must be prepared by a Professional Engineer
registered in the State of Colorado. The drainage report must address the four-step process for selecting structural
BMPs.
RESPONSE: Comments Not Applicable to Replat.
4. Stormwater outfall (site specific comment):
There are existing public and private storm pipes that are located within and adjacent to the site. There is a private
storm pipe outfall from the Old Town Flats site that would need to be protected in place or coordinated with that
property owner for relocation. There are public storm pipes in Cherry, College and Maple for connection.
The outfall for Block 23 is the storm sewer in College Avenue which drains to a storm pipe in Willow Street and on
to the Poudre River. If there are increased flows to that system it will need to be analyzed to verify capacity. Design
engineer should reference the Drainage Study for the North College Avenue (SH 287) Improvements by FHU,
dated May 9, 2003 for background and previous analysis.
RESPONSE: Comments Not Applicable to Replat.
5. Imperviousness documentation (standard comment): It is important to document the existing impervious area
since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for
each building permit.
RESPONSE: Comments Not Applicable to Replat.
6. Detention requirements (site specific comment):
For developments in the Old Town Basin, when improvements are being added to an existing developed site, onsite
detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater,
onsite detention is required with a 2-year historic release rate for water quantity. For this site, it appears as though
the majority of the site is already imperviousness, however, as noted in a previous comment, capacity of the outfall
pipe will need to be analyzed first to determine if onsite detention is required.
RESPONSE: Comments Not Applicable to Replat.
7. Standard water quality requirements (standard comment):
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-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/stormw
ater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of
the BMPs is encouraged.
RESPONSE: Comments Not Applicable to Replat.
8. LID requirements (standard comment):
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:
1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved
areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID techniques.
RESPONSE: Comments Not Applicable to Replat.
9. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is
handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of 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: Comments Not Applicable to Replat.
10. Fees (standard comment):
Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review Fees.
1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x % imperviousness x site
acreage)
2. Review Fees are $1,045/acre of new impervious area and based on the impervious area rate factor (i.e. $1,045 x
rate factor (based on % imperviousness) x site acreage)
Fees are to be paid at the time of the issuance of the first building permit. There are no fees charged for existing
impervious areas. Stormwater Development Fees for parking lots or other projects that do not require a building
permit are due prior to project approval. The fees are calculated the same as for project sites with buildings. More
information on stormwater fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our
Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees.
RESPONSE: Comments Not Applicable to Replat.
11. If this is just a replatting then no comment from erosion control. When the project is designed the site will
disturb more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The
erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3
Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The
Erosion Control Materials will need to be submitted at time of the first round of FDP. Based upon the area of
disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before
Construction Activities begin. If you need clarification concerning the Erosion Control Material Requirements or
Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com
RESPONSE: Thank you. Comments acknowledged.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
1. Please contact Spencer Smith (smsmith@fcgov.com or (970) -221-6603) if you have further questions
regarding these conceptual engineering comments or requirements.
RESPONSE: Thank you.
2. If there are no proposed improvements as part of this replat, then easements/ROW will not necessarily need to
be dedicated at this time. Keep in mind however, that future easements and/or ROW necessary to be dedicated or
vacated as the site is developed, will need to be dedicated by separate instrument. The current City
Transportation Development Review Fee per easement for vacation is $400/easement. The current fee per
easement/ROW dedication is $250/esmt or ROW. The following is the standard Engineering conceptual review
comment regarding easement and ROW dedication:
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 include the
standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an
alley, and 9 foot along all other street classifications). Information on the various easement and ROW dedication and
vacation processes can be found at: http://www.fcgov.com/engineering/devrev.php
RESPONSE: Comments Not Applicable to Replat.
3. Depending on the configuration of the proposed plat, a site plan with sufficient information on it to determine
access, utility service, etc. will need to be submitted. City staff need to be able to ensure that the proposed plat is
providing access to each lot/parcel created and that public facilities are able to serve each parcel/lot when
developed in the future.
RESPONSE: Comments Not Applicable to Replat.
4. 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: TDR Fee included with Replat submittal.
5. The remaining comments are standard Engineering conceptual review comments that will pertain to future
development of the site and will be the responsibility of the developer/owner.
RESPONSE: Acknowledged. Thank you.
6. All necessary permitting will be required of any proposed work/improvements within the public right-of-way,
prior to construction.
RESPONSE: Comments Not Applicable to Replat.
7. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit.
Please contact Kyle Lambrecht at (970) -221-6566 if you have any questions.
RESPONSE: Comments Not Applicable to Replat.
8. 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.
RESPONSE: Comments Not Applicable to Replat.
9. 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: Comments Not Applicable to Replat.
10. 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: Comments Not Applicable to Replat.
11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
RESPONSE: Comments Not Applicable to Replat.
12. 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.
RESPONSE: Comments Not Applicable to Replat.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Comments Not Applicable to Replat.
14. 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 a 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.
RESPONSE: Comments Not Applicable to Replat.
15. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
RESPONSE: Comments Not Applicable to Replat.
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 the 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.
RESPONSE: Comments Not Applicable to Replat.
17. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm
runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still
in development.
RESPONSE: Comments Not Applicable to Replat.
18. Doors are not allowed to open out into the right-of-way.
RESPONSE: Comments Not Applicable to Replat.
19. 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: Comments Not Applicable to Replat.
20. With 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.
RESPONSE: Comments Not Applicable to Replat.
21. The City is in the process of implementing new electronic plat submittal requirements. A link to the submittal
document can be found here:
https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf?1526073805
RESPONSE: Acknowledged.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities running North & South through the alley way adjacent to this site.
Several secondary services are running through the site. There is an existing 3-phase open-delta bank that feeds
the majority of the block. This transformer bank cannot be upgraded and will need to be replace with a new
3-phase pad mount transformer.
RESPONSE: Comments Not Applicable to Replat.
2. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer.
RESPONSE: Comments Not Applicable to Replat.
3. Any proposed Light & Power electric facilities or existing electric facilities that will remain within the limits of the
project must be located within a utility easement.
RESPONSE: Comments Not Applicable to Replat.
4. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this
development. Please contact Light & Power Engineering if you have any questions at 970-221-6700 or
ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges
and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers
RESPONSE: Comments Not Applicable to Replat.
Department: Traffic Operations
Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com
1. No Comment.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. 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. Please contact our office for up to date
Benchmark Statement format and City Vertical Control Network information.
RESPONSE: The datum is NAVD88.
2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name.
RESPONSE: Acknowledged. The name of the subdivision is Block 23 Subdivision.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that 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 should call 970-416-2748 or 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.
Construction shall comply with the following adopted codes as amended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
RESPONSE: Comments Not Applicable to Replat.
Current codes and amendments are effective as of July 17, 2017. Copies of the code amendments can be obtained
at www.fcgov.com/building/codes.php or at the Building Services office.
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: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748