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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 10/28/2025 1 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 September 05, 2025 RESPONSES: October 28, 2025 Cotton Jones NOTE: Prime Consultant changed from CDR to BDR. 6750 Say Kally Rd., EPS Group is BDR Consultant responsible for responses below. Cheyenne, WY 82009 Re: Subdivision at 318 Canyon Ave Description of project: This is a request to subdivide the property into two lots at 318 Canyon Ave (parcel #9711480001). The applicant is proposing to separate two buildings through a legal subdivision. The property is approximately 0.29 mi west of S College Ave and approximately 0.11 mi north of W Mulberry St. The site is located in the Canyon Avenue Downtown District and is subject to a Minor Subdivision Review. Please see the following summary of comments regarding Subdivision at 318 Canyon Ave. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 1. 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! RESPONSE: Thank you! 2. INFORMATION - REVIEW TYPE: The proposed development project is subject to a Basic Development Review. The 2 decision maker for your project will be the Director of Community Development and Neighborhood Services, or their designee. RESPONSE: Understood, thank you. 3. FOR BDR SUBMITTAL: 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. RESPONSE: Understood, thank you. 4. FOR BDR 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. RESPONSE: Project Submittal Checklist has been provided. 5. FOR BDR 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 requesting 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]. RESPONSE: Responses to CDR comments are provided with Round 1 BDR application. 6. FOR BDR 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-requirements-and-file- naming-standards_v1_8-1-19.pdf?1736463712 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 2_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. RESPONSE: The BDR submittal file names follow the above-referenced standards. 7. FOR BDR SUBMITTAL: Please note that addresses are not permitted to be included in the name of a project or in the title of a plat. This ensures clarity and consistency in the naming conventions for all related documents and plans. RESPONSE: CDR Project Name of Subdivision at 318 Canyon Ave has been renamed to Canyon Place - Second Filing for BDR. 8. FOR BDR SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. 3 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/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html RESPONSE: PDFs were created pursuant to the protocol listed above. 9. SUBMITTAL 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 time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. RESPONSE: Thank you for confirming total fees due of $2,950. 10. SUBMITTAL 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. RESPONSE: Fees will be paid online via eCheck as soon as project information is available in Accela. 11. INFORMATION: 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 4 its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. 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. RESPONSE: Thank you for helping coordinate the 10/29/2025 BDR submittal in advance. 12. INFORMATION: 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. RESPONSE: Understood, thank you. 13. INFORMATION: The Land Use Code is subject to change at any time. If a project is being prepared for formal review one year or more after its initial Conceptual Review meeting, the applicant must schedule a meeting with staff to discuss whether an additional conceptual review would be required before submitting a Development Review Application formally. RESPONSE: Understood, thank you. 14. 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. RESPONSE: Understood. We expect to resubmit much sooner than 180 days. Planning Services Contact: Jill Baty jbaty@fcgov.com 1. INFORMATION: This property is in the Downtown Zone District in the Canyon Avenue subdistrict. There are no minimum lot sizes in this district. For additional information, please see Article 2, Zone Districts in the Land Use Code. https://www.fcgov.com/planning-development-services/luc RESPONSE: Understood, thank you. 2. INFORMATION: Planning has no concerns with this proposal at this time. RESPONSE: Great news! Department: Engineering Development Review Contact: Shawn Mellinger smellinger@fcgov.com 1. SITE SPECIFIC: A 9 ft utility easement is required along all street frontages Canyon Ave, Magnolia St, and Meldrum St. If the property line is located directly adjacent to the existing building, the easement cannot extend into the building footprint. In that situation, the required utility easement will need to be placed within the adjacent public right-of-way. RESPONSE: Per follow-up clarification, a new utility easement is not necessary. 5 2. INFORMATION: My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please feel free to reach out. RESPONSE: Understood, thank you. 3. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due before issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. RESPONSE: We don’t believe this applies given no change in use or development proposed. 4. INFORMATION: Any damaged curb, gutter and sidewalk existing before construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, must be replaced or restored to City of Fort Collins standards at the Developer's expense before the acceptance of completed improvements and/or before the issuance of the first Certificate of Occupancy. RESPONSE: Does not apply. 5. 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. RESPONSE: Does not apply. 6. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 RESPONSE: No public improvements are proposed with this Minor Subdivision. 7. INFORMATION: The 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. RESPONSE: Does not apply. 8. INFORMATION: Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to LCUASS. Please inquire with staff if the designation of the specific frontage or intersection you are developing does not have a corresponding standard in LCUASS. RESPONSE: Does not apply. 9. 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 6 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 for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Does not apply. 10. INFORMATION: Utility plans will be required and a Development Agreement will 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 in the utility plans. RESPONSE: Does not apply. 11. INFORMATION: A Development Construction Permit (DCP) will need to be obtained before starting any work on the site. RESPONSE: Does not apply. 12. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Does not apply. 13. 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 before installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Does not apply. 14. INFORMATION: The development cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Does not apply. 15. INFORMATION: Doors are not allowed to open out into the right-of-way. RESPONSE: Does not apply. 16. INFORMATION: Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. RESPONSE: Does not apply. 17. 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 7 needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Does not apply. 18. INFORMATION: Developments often involve negotiation and consensus with other agencies and property owners. If there is an affected 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 before 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 RESPONSE: Does not apply. 19. INFORMATION: Any Development that intends to do work within the CDOT right-of-way should reach out to the agency directly in order to obtain the necessary permitting. Please reach out to Tim Bilobran (timothy.bilobran@state.co.us) for more information. RESPONSE: Does not apply. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. RESPONSE: Great news! Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: The subdivision of this property alone would not trigger the requirement of a Transportation Impact Study according to the City of Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. RESPONSE: Great news! Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. 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 8 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 (including area of disturbance, proximity to sensitive habitat i.e. riparian area or wetland and if the project is part of a common plan of development or sale) and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. RESPONSE: Minor Subdivision will not trigger erosion control requirements. Department: Stormwater Engineering – Floodplain Contact: Kevin Meyer - Floodplain 2. INFORMATION: A portion of the proposed western lot, including the western structure, is within the City Regulated Old Town 100-year flood fringe. Changing lot layouts does not impact Floodplain requirements. Only work within the floodplain or within a structure touching the floodplain triggers Floodplain Department requirements. RESPONSE: Understood. Minor Subdivision itself will not trigger floodplain requirements. Department: Stormwater Engineering – Water Utilities Contact: Matthew Kapp mkapp@fcgov.com 3. NO SITE IMPROVEMENTS (site specific comment): No improvements or increases in impervious area are indicated in the application, so there are no Stormwater requirements. Please contact the Water Utilities Engineering WaterUtilitiesEng@FCgov.com if site improvements are anticipated. RESPONSE: No site improvements are proposed with the Minor Subdivision. Department: Water-Wastewater Engineering Contact: Matthew Kapp mkapp@fcgov.com 1. NO SITE IMPROVEMENTS (site specific comment): No changes to the existing water or wastewater infrastructure are indicated in the application. Based on this, there are no requirements. Please contact Water Utilities Engineering at (970)224-6191 or WaterUtilitiesEng@fcgov.com if this is incorrect or if plans change. RESPONSE: No site improvements are proposed with the Minor Subdivision. Department: Electric Engineering Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 1. Light and Power currently serves this property electric service out of a pad-mount transformer northeast of the building. Understood. No changes proposed. 2. Light and Power has no objection to subdividing the property into two lots. Great news. 3. Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. Will do! You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 9 645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Thank you. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com 1. INFORMATION: Environmental Planning has no comments on the subdivision. RESPONSE: Great news! Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. ACCESS Comment: Access can be taken from Canyon Ave, W Magnolia St and S Meldrum St. with no updates required for a property subdivision. However, if building updates occur OR there is a change of use, the buildings may need updates to ensure current IFC 2024 requirements are met. FIRE APPARATUS ACCESS – Amendment 503.1.1 An approved Emergency Access Easement (EAE) road is required within 150 feet of all exterior portions of any building and facility measured by an approved route around the perimeter, this includes any private ally, private roads or drive aisles serving as a fire lane. The distance may be increased to within 300 feet if the building contains an authorized sprinkler system or is a Group U occupancy. In addition, aerial apparatus access requirements are triggered for buildings more than 30' in height. RESPONSE: No building updates are proposed with the Minor Subdivision. 2. ADDRESS Comment: Please ensure both buildings are following current addressing requirements to help first responders make quick and efficient responses, in the event of an emergency. Premises Identification Amendment 505 Buildings and properties shall be clearly displayed and easily identifiable for emergency services. -Address must be clearly visible from the fronting road. -Address characters shall contrast with their background. -Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. -Multiple address postings (individual or multi-building complex’) that have emergency access lanes on sides other than the main address side, must provide address numbers and street name on each side that fronts a fire lane (Amendment 505.1.6). -Unit Identifiers for buildings with multiple units shall be provided with individual unit numbers in sequential order. Interior identifiers must be at least 2” in height and have a minimum 1/4“stroke. Exterior identifiers must be at least 4” in height and have a minimum ½” stroke. First floor units must be identified with 100 or 1000 series, second floor units with 200 or 2000 series and higher floors must follow the same sequence 10 (Amendment 505.1.5). -Monument signs may be used in place of address numbers and letters if approved by the Fire Code Official (505.1.4). RESPONSE: The existing buildings at 318 Canyon and 331 Meldrum currently comply. 3. WATER Comment: A property subdivision would not trigger updates to water supply. However, a change of use or building updates may trigger current IFC water requirements. The intent is to provide enough water, where it’s needed, and that PFA can access the water to adequately put fires out (IFC 507). A water supply shall consist of pressure tanks, elevated tanks, water mains or other fixed systems capable of providing fire flow requirements (Amendment 507.2). WATER SUPPLY– Commercial/Multi-family Fire hydrant spacing and flow shall 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 all portions 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). RESPONSE: No change in use is proposed with the Minor Subdivision. 4. Additional Permit Information 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 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 OCCUPANCY GROUP CLASSIFICATION & CHANGE OF USE Poudre Fire Authority and the City of Fort Collins have adopted the 2024 International Fire Code (IFC). Should this property undergo a change of occupancy, the building will require upgrades consistent with current code requirements for the assigned occupancy group. Contact the building department for occupancy group details. RESPONSE: No building updates or change in use are proposed with the Minor Subdivision. 5. ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS Where a project conflicts with fire code compliance, the intent of the fire code may be met via alternative materials, modifications, or methods, where approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of the 2021 International Fire Code (IFC), the fire code official has the authority to review alternatives proposed in accordance with these sections and consider them for approval. An alternative methods request letter and any supporting documentation must be submitted to the Fire Marshal for review and approval, prior to final development plan approval. The letter and supporting documentation must include language that supports the requirements of the 11 previously mentioned sections. If alternatives are approved by the Fire Marshal, this approval must become a part of the permanent record of the final development plan and must be included in the code analysis of any design construction documents. RESPONSE: No building updates or change in use are proposed with the Minor Subdivision. 6. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2024 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.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org RESPONSE: Understood, thank you. 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-permits/new-b uilding-plan-review-application. RESPONSE: There is no building permit application contemplated with the Minor Subdivision. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. If these new property lines will be closer than 10ft to each building, they will require those walls be 1-hour or 2-hour walls per IBC 705.5. In addition the openings on those walls (windows & doors) are limited to 25% for a fire sprinkled building. A building permit is required to show compliance. RESPONSE: The new property line coincides with the “imaginary property line between two buildings on the same site,” as utilized in the 2013 building permit for Canyon Place Office Building at 331 S. Meldrum St. Therefore, the existing buildings remain code compliant. 2. 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 early 2026. 12 · 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 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • Commercial buildings must provide 10ft to 30ft of fire separation distance (distance to a property line or distance to another building) per chapter 5, 6, and 7 of the IBC. Required fire separation distance for V-B construction: ○ 10 feet from the building to any property line (PL). Can be closer if that wall faces a public way (street). ○ All MF buildings on the same lot/property must be spaced 20 ft apart due to assumed PL between them. ○ The wall closer then 10ft to the PL must be fire rated per IBC section 705.5 and openings protected per 705.8. ○ Or documentation that on the side where the building is closer than 10ft to the PL, that adjacent land is a no-build easement or a fire access/emergency easement (not a utility easement). • 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. • The energy code requires all new buildings pass a building air tightness test (blower door) and submit documentation of such before final CO can be issued. • Accessible parking spaces must be located as close as possible to the buildings main accessible entrance. • 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 13 on track to complying with all of the adopted City codes and Standards. RESPONSE: There is no building permit application contemplated with the Minor Subdivision. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. 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 up to date Benchmark Statement format and City Vertical Control Network information. There are no development plans associated with the Minor Subdivision. 2. When submitting a Subdivision Plat 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. Subdivision Plat is titled, Canyon Place – Second Filing. 3. If aliquot corners are shown on the Subdivision Plat, current acceptable Monument Records will be required. These are required with Round 1 submittal. The new Minor Subdivision is entirely a replat of all or a portion of an existing subdivision. Therefore, the control monuments from the previous subdivision may be used as boundary ties instead of section corners. 4. 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. Closure reports are provided with Round 1 BDR submittal.