HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 04/02/2025
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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
February 14, 2025
RE: 300 East Mountain Avenue, BDR250002, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 300 East Mountain Avenue. 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:
Ripley Design Response:
Owner Response:
EPS Response:
VFLA Response:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
02/06/2025: 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. Please 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, Brandy!
Comment Number: 2
02/06/2025: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
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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: Understood. Our team has responded to the comments in this letter.
Comment Number: 3
02/06/2025: 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: Files have been submitted with the correct naming conventions.
Comment Number: 4
02/06/2025: 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
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Design Response: Acknowledged.
EPS Response: Acknowledged
VFLA Response: Acknowledged.
Comment Number: 5
02/06/2025: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Ripley Design Response: Acknowledged. Thank you!
Comment Number: 6
02/06/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Ripley Design Response: Noted.
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Comment Number: 7
02/06/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Ripley Design Response: Understood.
Comment Number: 8
02/06/2025: NOTICE:
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: Noted.
Comment Number: 9
02/06/2025: FOR RECORDING – PLANNING SET:
Could you please update the City signature block on the Planning Set? Instead
of using "this _______ day of ______A.D., 20____," could you opt for "on this
day, ____________" for the date? This alternative format facilitates smoother
date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Ripley Design Response: The signature block has been updated on the planning set as requested.
Comment Number: 10
02/06/2025: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this project.
I will provide a recording checklist and process information when we are closer to this step.
Ripley Design Response: Understood. Thank you.
Comment Number: 11
02/06/2025: The Director will make a decision to either approve, approve with
conditions, or deny the application. This decision will be based on whether the
proposal meets the requirements outlined in Step 8 of the Common
Development Review Procedures (Section 6.3.8).
We will send a written decision to the applicant, any individuals who provided
comments during the review period, and nearby property owners. The decision
will also be posted on the City’s website at fcgov.com/developmentreview/proposals
Ripley Design Response: Thank you for the information!
Comment Number: 12
02/06/2025: FOR FINAL APPROVAL:
There is a two-week appeal period from the date of the decision. The project is
not able to be recorded until it is confirmed there are no appeals.
Ripley Design Response: Understood. Thank you.
Comment Number: 13
02/06/2025: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this project.
I will provide a recording checklist and process information when we are closer to this step.
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Ripley Design Response: Understood. Thank you.
Comment Number: 14
02/06/2025: INFORMATION:
When your development plan gets approved, you have up to three (3) years to
finish all the necessary engineering work like water, sewer, streets, and lighting.
This time frame is called the 'term of the vested property right.' If you don't finish
these improvements within this time, you'll lose your right to develop the property
without starting the approval process again.
Ripley Design Response: Acknowledged. Thank you!
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
02/11/2025: FOR APPROVAL:
Staff has several redlines which include:
Concerns over use of the high-pressure laminate as a primary building material.
Standards require high quality, authentic, and durable materials, while the
high-pressure laminate only features a 10-year limited warranty which suggests
it's not high quality or durable. Additionally, this type of material is not authentic,
nor does it reflect the local vernacular of Old Town.
VFLA Response: Per outcome of HPC Hearing on February 19th, the high-pressure laminate (HPL) was found by the Committee to
be high-quality and durable. The opinion of the Commission did not support authenticity of HPL. New materials are occasionally
adopted and approved, such as the use of perforated metal on The Elizabeth, which does not reflect the local vernacular of Old
Town. Therefore, material consideration cannot be dismissed based on the premise of whether or not it matches an existing design
type.
Addition of street trees along Mountain.
Ripley Design Response: A street tree has been added along Mountain.
Several updates to notes and calculations on site plan, lighting plan, and elevations.
Questions on alternative compliance. Typically, alternative compliance is used
for proposing an alternative parking ratio. The alternative compliance indicates
the project will provide 0 parking and asserts that all parking can be
accommodated by surrounding infrastructure. Alternative compliance is not
intended to be a tool to provide 0 parking for a development project but rather
think creatively on how you can meet demand for vehicles and alternative
modes through off site infrastructure investments.
Ripley Design Response: Redlines have been responded to accordingly.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
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02/11/2025: INFORMATION - HISTORIC SURVEY:
Historic survey was completed on the building formerly on 300 E. Mountain
(since demolished). That building was determined Not Eligible for historic
designation on Dec. 2, 2019. There is a an historic resource, the Armory at 314
E. Mountain Ave, abutting the site. The Armory will be the reference property
used for the application of LUC 5.8.1 (see below).
VFLA Response: Acknowledged.
Comment Number: 2
02/11/2025: 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
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.
VFLA Response: Acknowledged.
Comment Number: 3
02/11/2025: FOR APPROVAL – 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. The HPC meets every third Wednesday of the month.
This project is scheduled for HPC recommendation to City staff on February 19, 2025.
VFLA Response: Per outcome of HPC Hearing on February 19th, recommendation has been completed.
Comment Number: 4
02/11/2025: FOR APPROVAL - DESIGN COMPATIBILITY:
Staff has provided the Historic Preservation Commission initial analysis
regarding the 7 compatibility requirements in LUC 5.8.1. Staff's current analysis
is that most requirements appear met, and protection of the Armory building
during adjacent construction is adequate. Staff did note concerns about use of
dominant/primary materials in relation to the blond brick Armory building. The
HPC will make its recommendation regarding those, and all, code requirements, on 2/19.
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VFLA Response: Per outcome of HPC Hearing on February 19th, the design was approved with caveat that another material is to be
substituted for the proposed high-pressure laminate. VFLA is actively working with Kai Kleer to approve a substitution.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
02/05/2025: FOR APPROVAL:
Please address all redlines on the plans.
EPS Response: Redlines have been addressed. See redline responses.
Comment Number: 2
02/05/2025: FOR DEVELOPMENT CONSTRUCTION PERMIT:
Please submit a public infrastructure cost estimate with round 2. The cost
estimate template can be found here:
https://www.fcgov.com/engineering/devrev. The total public infrastructure cost
calculated by the estimate will determine if a DCP is required, or we issue a
smaller permit like a minor DCP or excavation permit.
EPS Response: Cost estimate PDF has been included.
Comment Number: 3
02/10/2025: FOR APPROVAL:
Doors are not permitted to swing out into the public ROW. Can the emergency
exit door along Chestnut Street swing inwards instead of out, or be recessed? If
not, explain why this door cannot be changed to meet our standards. An
encroachment permit will be required if we permit the door to open to the ROW.
VFLA Response: In an emergency egress condition, the cumulative tributary occupant load for this door is anticipated to exceed 50 ;
therefore, it must swing out with the direction of travel. However, this door shall only be used in such an emergency event. It will be
equipped with associated emergency-use-only signage and will be alarmed to prevent unintended use. It is acknowledged that an
encroachment permit will be required.
Comment Number: 4
02/11/2025: FOR DEVELOPMENT AGREEMENT:
A development agreement will be required for this project. We can schedule a
DA scoping/coordination meeting if you want to have one, but it is not required. I
will begin drafting the DA once you submit your plans for Round 2.
Owner Response: Acknowledged
Comment Number: 5
02/11/2025: INFORMATION:
Any privately-owned utilities or other items in the public ROW must have an
encroachment permit. Please apply for the encroachment permit through our
inspections group (https://www.fcgov.com/engineering/inspection). The
proposed concrete planter boxes in the ROW are an example of an item
needing an encroachment permit.
Owner Response: Acknowledged
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Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
02/07/2025: INFORMATION:
Taking into consideration the anticipated change in trips/traffic that will be
generated by this site, this will not require the submittal of a formal
transportation impact study. According to the ITE Trip Generation Manual, a
7000 square foot Small Office Building (<10,000 square feet) would result in a
daily trip generation of 101 trips, 12 AM peak hour, and 15 PM peak hour trips.
The 201 square foot bar expansion is not anticipated to increase trips as this is
only being constructed to provide more space for the existing facility. In
comparing this to the previous theatre use, this is not expected to increase the
number of trips by more than 20 peak hour trips or 200 daily trips which is the
threshold required for a TIS. TIS waived.
Ripley Design Response: Noted. Thank you, Steve!
Comment Number: 2
02/07/2025: INFORMATION:
The traffic narrative details some of the potential parking uses/requirements that
will need to be reviewed by Planning Staff. Since this is not a typical
component of a transportation impact study, our Planning staff will make a
determination on the parking requirements and the requested modification.
Traffic Operations acceptance of the traffic narrative only applies to details
regarding the anticipated trips that will be generated by this site.
Ripley Design Response: Understood. Thank you.
Comment Number: 3
02/07/2025: INFORMATION:
All signs and pavement markings not detailed in Utility Plans that are removed
for the construction of this project, or inadvertently, are the responsibility of the
developer to repair or replace. Please contact the City Traffic Operations Signs
and Pavement Marking Manager if coordination is needed with this regard.
Rich Brewbaker rbrewbaker@fcgov.com or 970-221-6792.
Owner Response: Acknowledged
Comment Number: 4
02/09/2025: FOR APPROVAL:
There are some inconsistencies regarding the replacement of the signs along
the frontages of this property. The Utility Plans reference the Landscape Plans,
but the details are not in the Landscape plans for the "sign and mailbox"
location. Please correct and detail signs accordingly in both plans. If trees are
added along Mountain, please be sure signs are accommodated for and that
visibility to signs will not be blocked.
EPS Response: Landscape and Utility Plans have been coordinated to show same locations for sings, mailbox, trees, etc.
Ripley Design Response: A tree has been added along Mountain, and we have accommodated visibility to signs. Our plans shall
reflect the same location for signs, mailboxes and trees as Civil's.
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Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number:
02/06/2025: FOR APPROVAL:
Please address all comments provided on the redlined Erosion Control Plan.
EPS Response: Redlines have been addressed. Responses are included in the Utility Plans
Topic: Fees
Comment Number: 1
02/06/2025: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the
total site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 1 lot with a building permit, 0.25 acres of disturbance, 1 year from
demo through build out of construction and an additional 1 year until full
vegetative stabilization. Which results in an Erosion Control Fee estimate of
$900.46 . Please note that as the plans and any subsequent review
modifications of the above-mentioned values change the fees may need to be
modified. I have provided a copy of the spreadsheet used to arrive at these
estimates for your review. The fee will need to be paid prior to the issuance of a
building permit for this development.
Owner Response: Acknowledged
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
02/11/2025: INFORMATION:
The payment-in-lieu for LID improvements will be due at BDR approval. I will
follow up with the final 2025-dollar value.
Owner Response: Acknowledged
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
02/10/2025: FOR APPROVAL:
Several water/wastewater service lines are shown on the existing conditions
and demo plan. Any existing W/WW services to the project site that will not be
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utilized must be abandoned at the main. Also, our records do not match what is
shown for W/WW services. Please verify service line locations.
EPS Response: Thanks for sending over the utility mapping. Plans have been updated to show all locations (see redline responses
for additional responses). Notes have been included in the Utility Plans that unused services need to be abandoned at the mains .
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 1
02/10/2025: FOR APPROVAL:
Thank you for submitting a preliminary C-1 form for review. It is unclear to me
from your plans what transformer you are proposing to connect to in the alley to
the northeast. Please show the routing for the new customer owned secondary
as well as submit a matching one line diagram.
VFLA Response: The transformer is located at the north end of the 314 E. Mountain Ave. lot, in the existing trash enclosure area.
Clarification was achieved by email conversation on 2/13/2025 by Austin Kreager and Chuck Polson.
EPS Response: Routing is now shown on the utility plans.
Comment Number: 2
02/10/2025: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We also require
a three foot clearance away from all other utilities with the exception of communication lines.
EPS Response: Separations are met.
Comment Number: 3
02/10/2025: INFORMATION:
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/builders-anddevelopers/-plant-investment-development-fees
Owner Response: Acknowledged
Comment Number: 4
02/10/2025: INFORMATION:
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
VFLA Response: adding 2 runs of 500KCMIL, Utilities to confirm space is available.
Comment Number: 5
02/10/2025: 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:
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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.
EPS Response: Thanks Austin!
VFLA Response: Acknowledged.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
01/28/2025: FOR APPROVAL:
Preliminary irrigation plans are required for this project. The PIP should include
a landscape plan, a water budget and hydrozone map. Your water budget must
be under 15 gallons/square foot for the property annually. Final irrigation plans
must be approved before building permit application approval. We encourage
you to submit them earlier in case changes need to be made. If the irrigation
system for this small landscape will be hooked into an existing system, you can
amend that irrigation plan for the submittal. Detailed irrigation submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation -plan-submittal-reqs.pdf
Ripley Design Response: Understood, we will be submitting a PIP which includes a landscape plan, water budget (under
15gals/sqft) and hydrozone map and acknowledge that final irrgatin plan must be approved before building permit approval.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
02/10/2025: INFORMATION:
The following comments pertain to the remediation on known and unknown
hazardous materials on site:
Comment Number: 2
02/14/2025: FOR APPROVAL:
Please submit the approved soils management plan (SMP) for and engineered
vapor barrier system drawings for Environmental Planning review.
Owner Response: Acknowledged
Comment Number: 3
02/14/2025: FOR BUILDING PERMIT:
Prior to the issuance of certificate of occupancy (CO), the applicant will need to
provide a final letter detailing how the potential underground storage tank (UST) was managed.
An inspection hold will also be placed on the CO until a third party inspector,
hired by the applicant, provides indoor air quality testing results air quality
testing results to the City of Fort Collins, certifying that the appropriate
mitigation measures and vapor barrier system are performing as intended, and
that results are below the EPA's Risk Screening Level.
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Owner Response: Acknowledged
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
02/11/2025: FOR APPROVAL:
Please include canopy shade trees in available planting spaces for ecosystem
benefits and ease of creating clearance.
Ripley Design Response: We have included 2 canopy shade trees for the benefit of the ecosystem and community.
Comment Number: 2
02/11/2025: FOR APPROVAL:
To meet city tree planting requirements please add 1-2 trees on the south side
of the building. Trees that would work well in this space include Kentucky
coffeetree, Accolade elm, or other urban tolerant species.
Ripley Design Response: Given the constraints of both the proposed and existing utilities, there is only room for 1 additional tree
along Mountain Avenue. The plan has been updated to reflect the addition of a Kentucky Coffee Tree.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
02/12/2025: FOR APPROVAL:
Please add the Parks Department irrigation mainline on the utility plan set.
EPS Response: Irrigation line is now shown in the Utility Plans. It will be at the south west corner of all the viewports.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 3
02/07/2025: FOR APPROVAL:
The legal description is incomplete.
EPS Response: Legal has been updated
Comment Number: 4
02/07/2025: FOR APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
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BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX’.
EPS Response: Benchmark language has been updated
Comment Number: 5
02/07/2025: FOR APPROVAL:
Please revise the datum value in the Benchmark Statement. See markups.
EPS Response: Datum value has been updated to 3.17 (matches benchmark 3 -13). However, benchmark 5-00 is 3.18. What value
do you want us to use?
Comment Number: 6
02/07/2025: FOR APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See markups.
EPS Response: Sheet titles now match sheet index
Topic: Site Plan
Comment Number: 1
02/07/2025: FOR APPROVAL:
The legal description is incomplete.
Ripley Design Response: We have updated the legal description.
Comment Number: 2
02/07/2025: FOR APPROVAL:
There are spelling issues. See markups.
Ripley Design Response: The spelling mistake has been revised.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
02/11/2025: INFORMATION:
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PFA has no comment on the project. All previous comments from PDR have been resolved.
Ripley Design Response: Wonderful, thank you Marcus!
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
02/03/2025: BUILDING PERMIT:
Openings between 2 buildings on separate properties is not allowed due to fire
separation distance code requirements. A common ownership agreement can
be reviewed if both properties have same owner.
The ownership agreement would be needed prior to signing off any building permit.
VFLA Response: The project anticipates utilizing the 2021 International Building Code section 706.1.1 Exception 2: party walls and
fire walls are not required on lot lines dividing a building for ownership purposes where the aggregate height and area of the portions
of the building located on both sides of the lot line do not exceed the maximum height and area requirements of this code.
For the building official's review and approval, the official shall be provided with copies of dedicated access easements and
contractual agreements that permit the owners of portions of the building located on either side of the lot line access to th e other
side for purposes of maintaining fire and life safety systems necessary for the operation of the building.
Comment Number: 2
02/03/2025: 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 2021 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):
· 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
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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 sq.ft. (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.
*If the project does not require any parking spaces by Planning (LUC) then no
EV is required - Please reach out to me directly with any questions regarding
EV parking requirements related to the project or any modification requests.
· 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.
VFLA Response: Acknowledged.