HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 01/15/2025
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
October 04, 2024
RE: 300 E Mountain, PDR240009, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 300 E Mountain. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
09/16/2024: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email correspondence
with other reviewers and keep me informed of any phone conversations. Thank you!
Ripley Design Response: Noted, thank you.
Comment Number: 2
09/16/2024: INFORMATION:
The proposed development project is subject to a Basic Development Review.
The decision maker for your project will be the Director of Community
Development and Neighborhood Services, or their designee.
Ripley Design Response: Noted, thank you.
Comment Number: 3
09/16/2024: INFORMATION:
I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process
information, 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.
Ripley Design Response: Noted, thank you.
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Comment Number: 4
09/16/2024: SUBMITTAL:
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with this comment letter and
the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
item to your project, please reach out to me.
Ripley Design Response: Noted, thank you.
Comment Number: 5
09/16/2024: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter is
required. The final letter is provided to you in Microsoft Word format. Please use
this document to insert responses to each comment for your submittal, using a
different font color.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Ripley Design Response: We have provided responses within this letter.
Comment Number: 6
09/16/2024: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic -submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
Ripley Design Response: Noted, thank you.
Comment Number: 7
09/16/2024: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
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cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Design Response: Understood.
EPS Group Response: Acknowledged
Comment Number: 8
09/16/2024: FEES:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review
process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before submitting.
Development Review Application Fees will be due at the time of the project being
submitted for formal review. If you have any questions about fees, please reach out to me.
Bohemian: Acknowledged
Ripley Design Response: A check is being processed and will be dropped off in the drop box outside of 281 N College.
Comment Number: 9
09/16/2024: FEES:
Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at
the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess,
select Planning/Development Review and search by inputting your project's information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added
to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
•ECheck payments include a convenience fee of $0.50 added to all
payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment
method will be used. If choosing to pay online, your Development Review
Coordinator will provide you with the project information when the fees are available to be paid.
Bohemian: Acknowledged
Comment Number: 10
09/16/2024: SUBMITTAL:
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a Completeness Review. Staff has until noon that Friday to determine
if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a formal meeting.
Please check with me, your Development Review Coordinator, regarding review timelines.
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As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
Ripley Design Response: Understood, thank you.
Comment Number: 11
09/16/2024: NOTICE:
Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, a Development Review sign will be posted on the property.
This sign will be posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
Ripley Design Response: Thank you for the information. A neighborhood meeting is not required as part of the BDR process and
the applicant team does not have any current plans to host one.
Comment Number: 12
09/16/2024: INFORMATION:
Once your project has been formally reviewed by the City and you have received comments,
please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Ripley Design Response: Understood, Thank you.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
09/26/2024: PRESUBMITTAL – HISTORIC SURVEY:
At conceptual review, the applicant is responsible for working with City staff to
determine if any structures on the development site and, when relevant, within
200 feet of the development site, are designated historic resources or are
eligible for historic designation [LUC 5.8.1(C)(2)]. Structures subject to this
requirement must be at least 50 years old. This process involves ordering historic property surveys
if no such documentation has been produced for the property in the last five years.
Historic survey for the now demolished- property was completed in 2019, and
found the property of historic interest but Not Eligible for the purposes of 5.8.1.
VFLA Response: Understood, the 300 E. Mountain Avenue property was Not Eligible, and is now demolished.
Comment Number: 2
09/26/2024: INFORMATION - CODE REQUIREMENTS FOR WHEN
HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE:
If no structures or other features on the development site are historic resources
(based on the information provided by the surveyor), Historic Preservation
review of your proposed development would be limited to section 5.8.1(F),
which provides various standards regarding architectural compatibility with
abutting and nearby historic properties within 200 feet. The purpose of the
design compatibility standards is not to force derivative architecture, but rather
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to establish a few points of commonality and create a fundamental harmony
between the old and the new. Those requirements are designed to create an
appropriate design relationship between new construction and nearby historic
resources. They cover building massing and design features and, for larger
developments, are applied only to the new construction that is closest to the
identified historic structures, i.e. the “historic influence area.” This is illustrated in 5.8.1(C)(2).
If an abutting property is a historic resource or there are historic resources on
the development site, the design compatibility requirements are typically met
relative to that property, even if there are other historic resources within the 200 -foot boundary.
For purposes of applying this code section, the historic Armory building at 314
E. Mountain Avenue, immediately abutting the site to the east and a designated
City Landmark, will be the reference.
VFLA Response: The proposed new building for 300 E. Mountain Avenue will satisfy the applicable criteria of section 5.8.1(F).
Comment Number: 3
09/26/2024: PLAN OF PROTECTION:
A plan of protection for all nearby historic resources is required to be submitted
to Historic Preservation. This plan will need to detail the particular
considerations and protective measures that will be employed to prevent
short-term and long-term material damage and avoidable impact to identified
historic resources within the 200-foot area of adjacency from demolition, new
construction, and operational activities, as well as any additional requirements
for rehabilitation, long-term stabilization and interpretation of historic resources.
A plan of protection is already on file for the demolition work at 300 E Mountain.
A separate plan of protection will be required prior to issuing the building permit for the new construction.
Bohemian: Acknowledged
VFLA Response: A separate plan of protection will be provided at time of submittal for building permit.
Comment Number: 4
09/26/2024: FOR HEARING – HISTORIC PRESERVATION COMMISSION:
The applicant is required to seek a recommendation to the decision maker from
the HPC for development sites that contain historic resources or have historic
resources within 200 feet. The recommendation addresses compliance of the
development with Section 5.8.1 of the land use code. Staff has the discretion to
waive that requirement and provide staff comments that note that all
requirements have been met and the project has only minor or no impact on historic resources.
VFLA Response: The adjacent building, “The Armory” located at 314 E. Mountain Ave. is an historic structure, and the new building
of 300 E. Mountain Ave. will address Section 5.8.1 of the Land Use Code accordingly.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
10/01/2024: PLEASE PROVIDE BICYCLE PARKING:
Bar & Tavern
'Fixed' - 1/500SF, minimum of 4
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General Office
1/4,000SF, minimum of 4
'Enclosed' - 20%
'Fixed' - 80%
Regarding vehicle parking, please review the following requirements and exemptions.
Bar/Tavern - Min 5/1000SF
General Office - Min 1/1000SF
(c) Existing Buildings Exemption. Change in use of an existing building shall be
exempt from minimum parking requirements. For the expansion or enlargement
of an existing building which does not result in the material increase of the
building by more than twenty-five (25) percent, but not to exceed five thousand
(5,000) square feet in the aggregate, shall be exempt from minimum parking
requirements. For the redevelopment of a property which includes the
demolition of existing buildings, the minimum parking requirement shall be
applied to the net increase in the square footage of new buildings.
(d) TOD Overlay Zone Exemption. If new development is proposed within the Transit -Oriented
Development (TOD) Overlay zone, twenty -five (25) percent of the square
footage of gross feasible area of such new development, but not to exceed five
thousand (5,000) square feet in the aggregate, shall be exempt from minimum
parking requirements. The exemption shall be distributed proportionally among
the uses contained in a mixeduse- development.
Ripley Design Response:
Thank you for providing clarification on the metric for bicycle and vehicular parking. Given the location of 300 East Mountai n in the
heart of downtown, there are several existing bicycle parking facilities nearby; and current parking along Mountain Avenue an d
Chestnut Street will remain the same. The proposed building at 300 East Mountain will utilize existing bicycle parking along
Mountain Avenue (of which the racks are identified in the plan set) as well as covered parking within the building. For vehic ular
parking, an alternative compliance request has been developed and submitted with this round for your consideration. Again, gi ven
the location downtown, 300 East Mountain has great access to multiple parking structures and existing surface parking around the
downtown streets. The alternative compliances frame the request by aligning the parking strategy with both the Downtown and C ity
plans.
Comment Number: 2
10/01/2024:The project will be subject to Basic Development Review (BDR).
On the site plan's Land Use Table please indicate the land uses of the site as 'Bar' and 'Office'.
Ripley Design Response: The chart on the cover page breaks out the land use by “Bar” and “office”.
Comment Number: 3
10/01/2024: Regarding street trees and landscaping, please provide street
trees at 30--40 foot intervals along the site's frontage to the extent feasible.
There may be several conflicting existing utility locations that should be considered.
Ripley Design Response: Utility conflicts have been verified and a Street Tree has been added in the parking island along
Chestnut Street, that does not pose any impacts to utilities. All other existing street trees along Mountain Avenue and Chest nut
Street will be protected in place.
Comment Number: 4
10/01/2024: Regarding design, please work with historic preservation and
planning on complying with both Downtown District and Historic Preservation standards.
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VFLA Response: Design Team will work with Historic Preservation during the BDR process. They have requested that the BDR
process be well underway before submitting proposed design for HPC evaluation.
Comment Number: 5
10/01/2024 GENERAL INFORMATION FROM THE DOWNTOWN ZONE DISTRICT:
Downtown District - Historic Core subdistrict.
'Storefront' Street Frontage Type
0 ft setback
90% of building at 0-5 feet
Primary entrance must face a 'storefront' street frontage type. This can either be Mountain or
Chestnut. If the primary entrance exists off of Chestnut, a secondary entrance is preferred on Mountain.
Primary entrance should be recessed from the street sidewalk.
Building must be constructed of authentic, durable, high -quality materials (brick,
stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron,
architectural metal - or similar modular materials.
60% ground floor transparency.
No building mass reduction and articulation required for 2story buildings.- Height limit is 4 stories
VFLA Response: The proposed building is two stories.
Comment Number: 6
10/01/2024: How will trash and recycling be managed for the site?
Bohemian: Trash will be disposed of in the adjacent building’s existing dumpsters, 314 E. Mountain which is owned by the same
organization.
Comment Number: 7
10/01/2024: Primary building entrances shall be clearly defined and recessed
or framed by a sheltering element such as an awning, arcade or portico in order
to provide shelter from the summer sun and winter weather.
VFLA Response: The main entrance is located under a canopy.
Comment Number: 8
10/01/2024: DOWNTOWN PLAN:
Please review the Downtown Plan for guidance provided under 6 topic areas
which include, urban design, transportation and parking, market and economy,
energy and environment, and management and maintenance.
Ripley Design Response: We have reviewed and incorporated applicable policy into our narrative for clarity.
Comment Number: 9
10/01/2024: Are there any plans for outdoor seating or patio space for the bar?
If so, has the development team consider solar orientation of the outdoor space?
Bohemian: No outdoor seating or patio space.
Ripley Design Response: Currently, there are no plans for outdoor dining or seating areas. If there are any plans for expansion in
the future, the owner will pursue a minor amendment and an encroachment permit.
Department: Engineering Development Review
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Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
09/23/2024: INFORMATION:
The following INFORMATION comments are general comments that are added
to every conceptual review. Not all the comments will necessarily apply to every
project. Please contact engineering if further clarification is needed.
EPS Group Response: Thank you
Comment Number: 2
09/23/2024: INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees
are due prior to issuance of building permit. For more information, please visit
https://www.fcgov.com/engineering/tcef.php .
EPS Group Response: Acknowledged
Bohemian: Acknowledged
Comment Number: 3
09/23/2024: INFORMATION:
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.
EPS Group Response: There are notes in the Utility Plans that address this issue.
Bohemian: Acknowledged, see note from EPS
Comment Number: 4
09/23/2024: INFORMATION:
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.
EPS Group Response: All adjacent sidewalks have been designed to meet ADA standards. The sidewalk on Mountain Ave
currently meets ADA standards and we are not proposing to make any adjustments to it.
Comment Number: 5
09/23/2024: INFORMATION:
Location and design of bicycle improvements are determined by the Active
Modes Plan, adopted by City Council in December 2022. Various designs are
designated by street as outlined on the following map:
https://fcgov.maps.arcgis.com/apps/webappviewer/index.html?
id=21f8371afffd4b339ce7bcbdb6b27585. Any frontages not shown should default to LCUASS standards.
Ripley Design Response: Thank you for providing this resource. We have reviewed the map along the active modes plan and
there are no specifically designated improvements adjacent to 300 East Mountain.
Comment Number: 6
09/23/2024: INFORMATION:
Any public improvements must be designed and built in accordance with the
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Larimer County Urban Area Street Standards (LCUASS). They are available
online at: https://www.larimer.org/urban -area-street-standards-2021. Some
designs outlined in the Active Modes Plan and the Master Street Plan have not
yet been added to the LCUASS. Please inquire with staff if the specific frontage
or intersection you are developing is not in LCUASS.
EPS Group Response: LCUASS standards have been applied.
Comment Number: 7
09/23/2024: INFORMATION:
This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project (i.e. drainage, utility,
emergency access). 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
dedication process, as well as deed templates, can be found at:
http://www.fcgov.com/engineering/devrev.php
EPS Group Response:No easements or additional ROW are needed for this project
Comment Number: 8
09/23/2024: INFORMATION:
Utility plans and a development agreement may be required, and would be
recorded once the project is finalized. If civil construction plans (utility plans) are
required, please use LCUASS Appendix E as a reference for what needs to be included.
EPS Group Response: LCUASS standards were utilized.
Comment Number: 9
09/23/2024: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site.
EPS Group Response: Acknowledged
Comment Number: 10
09/23/2024: INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
depending on parking design
Ripley Design Response: Understood, the existing parking layout and location will not be changing.
Comment Number: 11
09/23/2024: INFORMATION:
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.
Ripley Design Response: No fences, barriers, posts, or other encroachments will be shown within the right -of-way.
Comment Number: 12
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09/23/2024: INFORMATION:
The development/site cannot use the right -of-way for any Low Impact
Development to treat the site’s storm runoff.
EPS Group Response: LID is not being proposed with this project. A cash-in-lieu has been agreed upon with City
Leadership. Additional information can be found in the Drainage Memo.
Comment Number: 13
09/23/2024: INFORMATION:
Doors are not allowed to open out into the right-of-way.
VFLA Response: The main entrance doors do not open into the right of way. There will be a secondary exit door from the stairway,
as required by building code; however, this secondary exit door will be labeled and alarmed as an emergency -use only.
Comment Number: 14
09/23/2024: INFORMATION:
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.
Ripley Design Response: Understood, no new bicycle parking is being proposed in the ROW. The only facilities that will be utilized
to satisfy bicycle parking requirements already exist on site. Please see site plan for reference.
Comment Number: 15
09/23/2024: INFORMATION:
In regard 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.
EPS Group Response: Acknowledged
Comment Number: 16
09/23/2024: INFORMATION:
Developments often require review from other external agencies and property
owners. If there is an affected canal, ditch, private easement/utility, HOA,
railroad, state maintained road, or offsite work that is anticipated - with the
development of this site, it would be beneficial for the applicant to get those
conversations started now. Signed Letter(s) of Intent (LOI) from affected entities
must be accepted by the City prior to scheduling a public hearing, and these
documents are part of the development review submittal requirements. The City
will not approve projects that do not have the signed approval of affected
entities. A full list of submittal requirements can be found here:
https://www.fcgov.com/developmentreview/applications.php. Please submit all
comments and comment responses between the external agencies to the City
during the next round of review after they are received.
Ripley Design Response: Acknowledged.
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Comment Number: 17
09/30/2024: SITE SPECIFIC:
Why is the proposed building so much higher than the top of the curb on
Chestnut Street? Is the proposed FFE higher than the previous building's FFE?
Will the proposed building be built right up to the right -of---way/property line?
Perhaps pushing the building back from the property line should be considered
in order to make room to meet ADA standards. Re -grading Chestnut street
could also be considered to make additional room for the sidewalk to meet ADA cross slopes.
EPS Group Response: FFE has been studied further and revised from what was planned for PDR. FFE is now close to the
previous building. Chestnut Street is getting slightly modified so that the sidewalk adjacent to our frontage meets ADA. The building
is being built up to the property line, just as the previous building was.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
09/23/2024: PRE-SUBMITTAL:
This proposal to construct a two-story building for office and bar expansion will
require the submittal of a Transportation Impact Study according to the Fort
Collins guidelines found in the Larimer County Urban Area Street Standards. This
will more than likely just be a Traffic Memo to detail changes in trips from
previous uses compared to what is proposed.
Please have your Traffic Engineer contact our office to scope the study.
Ripley Design Response: Per further discussions with staff, it has been determined that a traffic narrative describing the nature of
the proposed use as well as the existing multi -modal facilities adjacent to the site shall be enough to satisfy this requirement. Please
see Traffic Narrative included with this submittal.
Department: Stormwater Engineering
Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191
Topic: General
Comment Number: 1
09/30/2024: 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 (FCSCM).
The stormwater criteria manual is available on our website here:https://www.fcgov.com/utility -development
EPS Group Response: We are not altering the impervious value or change historic drainage patterns.
Comment Number: 2
09/30/2024: Documentation requirements (site specific comment):
A drainage report and construction plans are required and 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.
EPS Group Response: A Drainage Memo has been provided. This project is not proposing any LID, detention, or water quality.
Additionally, we are not proposing any offsite improvements. LID being waived for a cash -in-lieu option has been coordinated and
approved by City Leadership.
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Comment Number: 3
09/30/2024: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the Chestnut Street
right-of-way to the northwest and the Mountain Avenue right -of-way to the south.
EPS Group Response: We are routing runoff via a HP-HDPE pipe to the existing Chestnut infrastructure.
Comment Number: 4
09/30/2024: Detention requirements (site specific comment):
When improvements are being added to an existing developed site in the Old
Town Basin, onsite detention is only required if there is an increase in
impervious area greater than 5,000 square feet. If it is greater, onsite detention
is required with a 2-year historic release rate for water quantity. Please include
language in the drainage report explaining that detention is not required if the
project will not be increasing the impervious area by 5,000 square feet.
EPS Group Response: Proposed impervious is equal to existing impervious, and therefore no detention is required to be provided.
Comment Number: 5
09/30/2024: Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
***This site is not tributary to the Udall Water Quality Facility.***
EPS Group Response: The applicant team has worked with City Leadership on a payment in -lieu.
Comment Number: 6
09/30/2024: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
the new impervious area. An exhibit showing the existing and proposed
impervious areas with a table summarizing the areas is required with the first project submittal.
EPS Group Response: The proposed and existing impervious area is the same. An exhibit showing this has been supplied in the
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Drainage Memo.
Comment Number: 7
09/30/2024: 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-wedo/stormwater/-stormwaterquality/-low-impact-development
EPS Group Response: There are no onsite drainage facilities.
Comment Number: 8
09/30/2024: Fees (standard comment):
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre
($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is 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-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 or UtilityFees@fcgov.com for questions on fees.
Bohemian: No increase in impervious area from existing.
Comment Number: 9
09/30/2024: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
EPS Group Response: There is no offsite flow passing through the site.
Comment Number: 10
09/30/2024: Response to Applicant Questions:
LID Options: Is there any flexibility in the approach due to constraints of the site?
The Fort Collins Stormwater Criteria Manual does allow for Variance Requests.
If the Utility Executive Director determines that an applicant has made a
sufficient showing that an alternate design, analysis or procedure would meet
the purposes of a specific requirement of this Manual in a manner and to an
extent equal to or better than compliance with the specific requirement, then the
Utilities Executive Director may authorize a variance to the standard to allow for
the use of the alternative design, analysis or procedure, as applicable.
Placing private LID features in public ROW is generally not supported by the
city. The city also has concerns about the functionality of the FloGard
Downspout filters. Initially, the city is not in favor of any of the three options proposed.
EPS Group Response: We are doing a cash-in-lieu option. This has been approved by city leadership.
Comment Number: 11
09/30/2024: Response to Applicant Questions:
Floodplain: This site is not in a regulated floodway; and therefore, there is not
an associated BFE. The finish floor of the building does not need to be 12"
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above the back of curb from a floodplain perspective.
EPS Group Response: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191
Topic: General
Comment Number: 1
09/30/2024: Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in Mountain Avenue with an existing
3/4-inch water service to the site.
EPS Group Response: We are utilizing the existing service and meter.
Comment Number: 2
09/30/2024: Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in Chestnut Street with an
existing sanitary sewer service to the site.
EPS Group Response: We are utilizing the existing sanitary sewer service.
Comment Number: 3
09/30/2024: Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with
this project will be required to be abandoned at the main.
EPS Group Response: We are utilizing all existing services.
Comment Number: 4
09/30/2024: Service sizing (standard comment):
A sizing justification letter that includes demand calculations for maximum flows
and estimated continuous flows is encouraged to evaluate whether the existing
service can adequately support the proposed uses for the site. Please provide
the letter with the final submittal package for this project.
VFLA Response: The sizing justification letter will be provided.
Comment Number: 5
09/30/2024: Water and Wastewater Criteria Manual (standard comment):
The design of this development must follow City of Fort Collins Utilities Water
and Wastewater Design Criteria, Specifications, and Details. These manuals
are available on this website:
https://www.fcgov.com/utilities/business/builders -and-developers/development-f
orms-guidelines-regulations/
EPS Group Response: Acknowledged
Comment Number: 6
09/30/2024: Fees (standard comment):
New or upgraded water and sewer services will require development and water
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supply requirement (WSR) fees, these are paid at building permit. Please
contact our Utility Fee and Rate Specialists at (970) 416 -4252 or
UtilityFees@fcgov.com for more information or questions. Information on fees
can also be found at: www.fcgov.com/development-fees
Bohemian: Acknowledged
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 1
09/30/2024: INFORMATION:
In your narrative (K-4) you call out a 24" communication line along the west side
of the building. I cannot comment on whether or not there is a communication
line in that location, but there is a shallow electric duct bank along your frontage
of Chestnut. This duct bank will be exceptionally difficult to relocate if need be.
EPS Group Response: We potholed this communication duct and have ensured we are not disturbing it with our proposed storm
crossing.
Comment Number: 2
09/30/2024: SITE SPECIFIC:
There are existing transformers in the alley to this property's north. Please try to
determine your power needs early in this process so we can put together a plan
to provide electricity to the new building.
VFLA Response: A completed C-1 form is included with the BDR submittal package.
Comment Number: 3
09/30/2024: FEES:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees
Bohemian: Acknowledged
Comment Number: 4
09/30/2024: INFORMATION:
Meter location(s) will need to be coordinated with Light and Power. Please
show proposed meter location on the utility plan. Reference Section 8 of our
Electric Service Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
EPS Group Response: Meters are along the face of the building on the Chestnut side.
Comment Number: 5
09/30/2024: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
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service. Contact John Stark with Fort Collins Connexion at 970 -207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
EPS Group Response: Acknowledged
Comment Number: 6
09/30/2024: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact Brian Tholl (btholl@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
EPS Group Response: Acknowledged
Comment Number: 7
09/30/2024: INFORMATION:
You may contact Austin Kreager with project engineering if you have questions.
(970) 2246152. -You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Bohemian: Acknowledged
EPS Group Response: Thanks Austin
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
10/01/2024: FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be designed to
standard fire lane specifications. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height.
The existing public roads surrounding the building will provide adequate apparatus access.
Ripley Design Response: Understood,the existing public roads surrounding the building will provide adequate apparatus access.
Comment Number: 2
10/01/2024: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
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or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
VFLA Response: The proposed address identification is indicated and noted on submitted building elevations.
Comment Number: 3
10/01/2024: AUTOMATIC FIRE SPRINKLER SYSTEM Group- A1 and A2 Occupancy
AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-1 Occupancy
- IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A -1
occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 SF;
2. The fire area has an occupant load of 300 or more; or
3. The fire area is located on a floor other than the level of exit discharge.
4. The fire area contains a multiple theater complex
- IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A -2
occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 SF;
2. The fire area has an occupant load of 100 or more; or
3. The fire area is located on a floor other than the level of exit discharge.
It appears that this new building will be part of an addition to the neighboring
building. If no sprinkler system exists in the neighboring building, it will also be required to be sprinklered.
VFLA Response: The proposed 300 E. Mountain Avenue building will be sprinkled throughout per NFPA -13 system.
Comment Number: 4
10/01/2024: FIRE DEPARTMENT HOSE CONNECTION
- IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC will be reviewed at
construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
VFLA Response: The proposed FDC location is indicated and noted on the Building Elevations.
EPS Group Response: FDC is shown on the Utility Plans
Comment Number: 5
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10/01/2024: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5
VFLA Response: Fire alarm system and smoke detection will be provided.
Comment Number: 6
10/01/2024: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted
in an approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set
will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority.
VFLA Response: The propposed key box (“Knox Box”) location is indicated and noted on Building elevations. The remaining
locations will be provided.
Comment Number: 7
10/01/2024: WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any portion of a commercial building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
Multiple existing hydrants are within the required distances so no new hydrants will be required.
EPS Group Response: A hydrant is within 300 feet of the building.
Comment Number: 8
10/01/2024: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST New and existing buildings require a fire
department emergency communication system evaluation after the core/shell
but prior to final build out. For the purposes of this section, fire walls shall not be
used to define separate buildings. Where adequate radio coverage cannot be
established within a building, public safety- radio amplification systems shall be
designed and installed in accordance with criteria established by Poudre Fire
Authority. The installation of required ERRC systems shall be reviewed and
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approved under a separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
VFLA Response: Understood, thank you.
Comment Number: 9
10/01/2024: INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC).
Development plans and building plan reviews shall be designed according to
the adopted version of the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudrefire.org/-programsservices/-community-safety-services-fire-prevention/fire-codeadoption
-
- Free versions of the IFC can be found here: https://codes.iccsafe.org
VFLA Response: Understood, thank you.
Comment Number: 10
10/01/2024: PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
VFLA Response: Understood, thank you.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
10/01/2024: PRE-SUBMITTAL - FORESTRY INVENTORY:
There are existing trees onsite. Please schedule an on -site meeting with City
Forestry (fhaberecht@fcgov.com) to obtain tree inventory and mitigation
information. Please note that these existing significant trees should be retained
to the extent reasonably feasible. The existing trees are city owned and are
expected to be protected throughout the project. This meeting should occur
prior to the next round of review. Forestry recommends scheduling the on-site
tree inventory as early in the design process as possible.
Ripley Design Response: A tree inventory was taken early October, and our Tree mitigation plan shall reflect the information
recorded then.
Comment Number: 2
10/01/2024: Please provide a landscape plan that meets the Land Use Code
(LUC) 5.10.1 requirements. This should include the existing tree inventory, any
proposed tree removals with their locations clearly noted, a detail outlining the
critical root zones of each existing tree on the landscape plans, and any
proposed tree plantings (including species, size, quantity, and method of
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transplant). The critical root zone is defined as 12 inches in radius per one inch
in tree diameter measured at 4.5 ft above the ground.
The plans should also include the following City of Fort Collins notes:
•General Landscape Notes
•Tree Protection Notes
•Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php
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
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Ripley Design Response: We acknowledge the landscape requirements outlined in LUC 5.10.1 and will ensure our landscape plan
complies with the Land Use Code. The plan will include the existing tree inventory with locations clearly identified and spec ified
sizes & conditions. We will also incorporate the required General Landscape Notes, Tree Protection Notes, and Street Tree Per mit
Note, as applicable. The plan will reflect the City of Fort Collins' size requirements for canopy shade trees, evergreen tree s, and
ornamental trees.
Comment Number: 4
10/01/2024: Please include locations of utilities on the landscape plan
including but not limited to water service/mains, sewer service/mains, gas,
electric, streetlights, and stop signs.
Please adjust tree locations to provide for proper tree/utility separation.
10’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
Ripley Design Response: Proposed tree locations shall comply with utility separation requirements
Comment Number: 5
10/01/2024: The LUC 5.10.1 standard for Tree Species Diversity states that to
prevent insect or disease susceptibility on a development site or in the adjacent
area or the district, species diversity is required, and extensive monocultures are prohibited.
The following minimum requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
According to Land Use Code 5.10.1(D)(c)(II), canopy shade trees shall
constitute at least (50%) of all tree plantings.
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Ripley Design Response: We acknowledge the tree species diversity requirements outlined in LUC 5.10.1 and will ensure
compliance with the code. Additionally, we will ensure that canopy shade trees constitute at least 50% of the proposed tree
plantings, as specified in LUC 5.10.1(D)(c)(II
Comment Number: 6
10/01/2024: Planting of ash trees (Fraxinus spp.) within city limits is prohibited
due to the presence of the emerald ash borer. Additionally, The City of Fort
Collins’ urban forest has reached the maximum percentage of the following
species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc.),
Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana).
Please keep these species at 2% or less of the development tree plantings.
The following trees are not recommended in Fort Collins: Autumn blaze maple,
Northern red oak, English oak, pin oak, red maple, scotch pine.
Ripley Design Response: Understood, none of the above-mentioned tree species shall be proposed on our project. We have
chosen our Street Tree based on Fort Collin’s Street Tree Recommendation list.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
09/27/2024: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)], requires
that to the extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low -water-use
plants and grasses in landscaping or re -landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf .
Ripley Design Response: Thank you, Kristie, for providing the information. We have selected our shrubs and grasses with a focus
on water conservation and support for native wildlife. Our tree selection was made from the Recommended Street Tree List
Comment Number: 2
09/27/2024: We encourage innovative green infrastructure in an infill site.
Some other environmental practices you may want to consider are tree
trenches, green roofs, and possibly a green wall. Green roofs can help regulate
a building’s internal temperature, reduce stormwater runoff, and mitigate the
urban heat island effect. Green roofs offer significant economic benefits,
including a longer roof life and heating and cooling energy savings. Green roofs
also provide an opportunity for urban food production, and increasing urban biodiversity.
Ripley Design Response: We appreciate the City’s commitment to green infrastructure and innovation. We have assessed the
feasibility of incorporating this into our proposal, however, no rooftop amenities are being considered at this time.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
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Comment Number: 1
09/23/2024: No comment from Parks or Park Planning and Development, thank you.
Ripley Design Response: Thanks!
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
09/13/2024: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion
Based upon this project type, Conceptual Development Reviews (CDRs) &
Preliminary Design Reviews (PDRs) alone do not trigger erosion control
requirements. Please be aware that future submittals or planned work will be
evaluated based upon the submittal requirements of FCSCM and may require
Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees.
EPS Group Response: SWMP report has been prepared and has been submitted.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
09/23/2024: BUILDING PERMIT:
If this new building and the Armory will have different owner, there can't be any
opening connection between the 2 buildings and the new building must have the
required wall protection on the wall against the property line.
Comment Number: 2
09/23/2024: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
The new 2024 buildings codes will be adopted in 2025.
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
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· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 s.f. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
· For projects located in Metro Districts, there are special additional code requirements for new buildings.
Please contact the plan review team to obtain the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Building Services 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
VFLA Response: The Building Permit PreSubmittal Meeting was completed on November 8, 2024.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
09/25/2024: 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 if you need an up-to-date Benchmark
Statement format and City Vertical Control Network information.
EPS Group Response: Plans are on NAVD88
Comment Number: 2
09/25/2024: If submitting a replat is required for this property/project, the
title/name may not begin with addresses in numeral form. Address numbers
must be spelled out. Please contact our office with any questions.
EPS Group Response: We are not replating.
Comment Number: 3
09/25/2024: If a Subdivision Plat is required and aliquot corners are shown,
current acceptable Monument Records will be required. These are required with
Round 1 submittal.
EPS Group Response: We are not replatting.
Comment Number: 4
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09/25/2024: Closure reports will be required for all Subdivision Plats,
Easements, and any other document requiring a legal description & sketch
being submitted for review. These are required with Round 1 submittal.
EPS Group Response: We are not replatting.