HomeMy WebLinkAboutTIMBERLINE STORAGE - MAJOR AMENDMENT - MJA160003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 13, 2016
Sam Coutts
Ripley Design, Inc.
419 Canyon Ave.
Suite 200
Fort Collins, CO 80521
Re: 2120 Midpoint Dr - Self-storage
Description of project: This is a request to construct a self-storage facility at 2120 Midpoint
Dr (parcel #’s 8720218006 and 8720218007). The site would contain 77,000 sq. ft. of
storage units with a small office. A small 4,300 building footprint is also shown for potential
future development with a different use to be determined at a later date. The site is located
in the Employment (E) zone district. This proposal will be subject to Planning & Zoning
Board (Type II) review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through the Project Planner, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Comment Responses: Ripley Design, Northern Engineering
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
1. LUC 4.27(E)(3) Where enclosed mini-storage facilities face a public street, the entire
linear frontage along such street shall include only buildings designed for human
occupancy, landscaping, accessory parking and/or drives.
Response: All buildings along public streets face interior to site
2. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way
in connection with the development
Response: Noted
3. A landscape plan will be required.
Response: Noted
4. LUC 3.2.2(J) TABLE
Parking Setback Requirements
Along an Arterial Street: Minimum landscape setback area- 15 ft
Response: Midpoint is classified as a collector therefore the setback is 10 ft.
5. How many employees will there be?
Response: 3-4 for storage facility, TBD for future building
6. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with
catalog cut-sheets of the fixtures.
Response: Noted
7. LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view
from both above and below by integrating it into building and roof design to the
maximum extent feasible
Response: Noted
8. Signs will require separate permit in accordance with LUC 3.8.7
Response: Noted
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water mains in the vicinity include 8-inch mains in Midpoint, the drive aisle to the
west, and the drive aisle to the north. Existing sewer mains in the vicinity include 8-inch
mains in the drive aisle to the west and the drive aisle to the north.
2. There is an existing 6-inch fire line and 1.5-inch commercial water service stubbed into
2120 Midpoint Dr. and a 6-inch fire line stubbed into 1615 Specht Point Rd. These lines
will need to be used with this development or abandoned at the main. It is unclear
whether the sewer service stubs were installed with the original development. This will
require further investigation by the design team, with the aid of City Utilities.
The 6-inch fire line and 1.5” commercial water service stubbed into 2120 Midpoint Dr and
1615 Specht Point Rd. are going to get abandoned at the main. According to Northern
Engineering Survey Team there was a sewer service stub to 1615 Specht Point Rd. off
of the 8” PVC main. This stub will be removed with this development.
3. It appears the 1-inch water service for the car wash runs through this site. This service
will need to be relocated and either maintained in its current location with a 20-foot Utility
Easement dedicated as part of this project, or it can be relocated off site as part of this
development.
After a field investigation it appears that the 1-inch water service is coming from the main
north of the site
4. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Noted
5. Development fees and water rights will be due at building permit.
Noted
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The traffic associated with the self - storage use is not expected to rise to the threshold
of needing a Traffic Impact Study. We'¿ll need to get an estimate of the anticipated
traffic associated with the additional 5,000 sf of other use. If that is a use that creates
significant traffic, we'll need a TIS.’
Response: Traffic memo has been provided with this submittal.
2. Please plan to install a sidewalk along the northern edge of the property - the carwash to
your west installed one along their frontage.
Response: Planning Services requested that area be used for an enhanced landscape buffer. A crosswalk has
been provided to direct pedestrian traffic to the sidewalk on the north side of the private drive.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. The design of this site must conform to the drainage basin design of the Poudre Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Northern Engineering requests that variances be made to FCSCM for this development
so that we can match existing drainage patterns proposed with the Spring Creek Center
PUD development. The overall design does however conform to the Poudre Master
Drainage Plan.
2. A drainage report, erosion control report, and construction plans are required and they
must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four-step process for selecting structural BMPs. There is a final
site inspection required when the project is complete and the maintenance is handed
over to an HOA or another maintenance organization. The erosion control report
requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
Noted
3. Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate. The outfall from this site will
require some investigation by the design team. There is an existing private storm sewer
system adjacent to this site on the east and north. If this system is adequately sized for
this development then it can be used for an outfall, otherwise the outfall will be the
Midpoint Drive right-of-way.
Timberline Storage is releasing at the designed release rates that were established with
the Spring Creek Center PUD development. Existing onsite infrastructure will be used to
its full capacity.
4. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
A majority of the site is receiving water quality treatment through the use of Stormtech Isolator
rows that are wrapped in a geotextile membrane to reduce sediment migration. Additional
water quality will be provided by the existing Stormceptor to the north of the site.
5. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment with one of the two
following options:
A. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
B. 75% of all newly added or modified impervious area must be treated by LID
techniques.
Standard operating procedures (SOPs) for all onsite drainage facilities will be included
as part of the Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
LID treatment will be provided via Stormtech Isolator chambers. These chambers
are wrapped in a geotextile membrane to reduce sediment migration.
6. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria
regarding detention drain time will apply to this project. As part of the drainage design,
the engineer will be required to show compliance with this statute using a standard
spreadsheet (available on request) that will need to be included in the drainage report.
Upon completion of the project, the engineer will also be required to upload the
approved spreadsheet onto the Statewide Compliance Portal. This will apply to any
volume based stormwater storage, including extended detention basins and
bio-retention cells.
Noted
7. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 sq. ft. and there is a $1,045.00/acre review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued.
The amount of the escrow is determined by the design engineer, and is based on the
site disturbance area, cost of the measures, or a minimum amount in accordance with
the Fort Collins Stormwater Manual.
Noted
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE CONTAINMENT
Any building exceeding 5000 square feet shall be sprinklered or fire contained. This
condition shall allow apply to unconditioned self-storage buildings. If containment is
used, the containment construction shall be reviewed and approved by the Poudre Fire
Authority prior to installation.
Response: Buildings will utilize fire containment methods. Noted.
2. FIRE LANES
Fire access is required to within 150' of all exterior portions of the building, or facility as
measured by an approved route around the perimeter. All fire lanes or private roads
serving as fire lanes shall be dedicated as an Emergency Access Easement and be
designed to standard fire lane specifications. Code language and fire lane
specifications provided below.
Emergency Access Easements have been dedicated throughout the project site.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
3. STRUCTURES EXCEEDING 30' IN HEIGHT
For planning purposes, be advised that buildings exceeding 30' in height trigger wider
fire lanes. Refer to 2012 IFC Appendix D for further details.
Response: Noted.
4. SECURITY GATES
Gating of fire access roads require design and access approval. Code language
provided below.
> IFC 503.6: The installation of security gates across a fire apparatus access road shall
be approved by the fire chief. Where security gates are installed, they shall have an
approved means of emergency operation. The security gates and the emergency
operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the
following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by the
fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain and
padlock, unless they are capable of being opened by means of forcible entry tools or
when a key box containing the key(s) to the lock is installed at the gate location.
7. Gate design and locking device specifications shall be submitted for approval by the
fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F 2200.
Response: Notes have been added to Site Plan
5. MARKING
> IFC503.3: Where required by the fire code official, approved signs or other approved
notices that include the words NO PARKING - FIRE LANE shall be provided for fire
apparatus access roads to identify such roads or prohibit the obstruction thereof. The
means by which fire lanes are designated shall be maintained in a clean and legible
condition at all times ad be replaced or repaired when necessary to provide adequate
visibility.
Noted
6. WATER SUPPLY
A hydrant is required within 300' of any building within this facility. Code language
provided below.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide
1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building,
on 600-foot centers thereafter.
Timberline Storage will be installing an additional FH along the existing drive that splits the
site in half. There is also an existing FH to the north as well as one along Specht Point Rd.
7. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510: New 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 the
Poudre Fire Authority.
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
Response: Noted.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
1. Because the site is within 500 feet of the Spring Creek, an Ecological Characterization
Study would typically be required. However, as there are intervening parcels and a road
between the creek and this property, and the standard buffer would not extend to this
project’s parcel, the ECS requirement is waived for this project.
Response: Noted.
2. Please note that projects in the Vicinity of the Spring Creek must also comply with
Section 3.4.1(I)(1) of the Land Use Code, which states the following: “Projects in the
vicinity of large natural habitats and/or natural habitat corridors, including, but not limited
to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to
complement the visual context of the natural habitat. Techniques such as architectural
design, site design, the use of native landscaping and choice of colors and building
materials shall be utilized in such manner that scenic views across or through the site
are protected, and manmade facilities are screened from off-site observers and blend
with the natural visual character of the area. These requirements shall apply to all
elements of a project, including any aboveground utility installations.”
Response: Noted.
3. In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends
using lighting that has a color temperature of no more than 3000 degrees Kelvin in order
to limit the amount of blue light in the night environment, as blue light brightens the night
sky more than any other color of light. Both LED and metal halide fixtures contain large
amounts of blue light in their spectrum, and exposure to blue light at night has been
shown to harm human health and endanger wildlife. Please consider a warmer color
temperature (warm white, 3000K or less) for your LED light fixtures. Please also
consider fixtures with dimming capabilities so that light levels can be adjusted as
needed.
Response: Noted.
4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in
Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your
landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Native
and wildlife-friendly landscaping is encouraged as well.
Response: Noted.
5. There do not appear to be any trees on the site. However, please note that Article
3.2.1(C) requires developments to submit a landscape and tree protection plan, and if
receiving water service from the City, an irrigation plan, that: "...(4) protects significant
trees, natural systems, and habitat, and (5) enhances the pedestrian environment". Note
that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six
inches or more. If any of the trees within this site have a DBH of greater than six inches,
a review of the trees shall be conducted with Tim Buchanan, City Forester
(970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees
and any mitigation requirements that could result from the proposed development.
Response: There are no existing trees on site.
6. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that
may benefit your project. Of particular interest may be the:
1. ClimateWise program: fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker
at 970-416-4238 or traeker@fcgov.com
4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com
Please consider the City's sustainability goals and ways for your development to
engage with these efforts, and let me know if I can help connect you to these programs.
Response: Noted.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Noted
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Noted
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
There are notes in the Utility Plans addressing this.
4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the
site need to meet ADA standards, if they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
Existing driveways to remain will need to be evaluated to determine if the slopes and
width will meet ADA requirements or if they need to be reconstructed so that they do.
All ramps meet ADA requirements.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Noted
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. This shall including 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, if not already
existing). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Noted
7. Civil construction plans will be required.
Civil Construction plans have been provided.
8. A Development Agreement will be recorded once the project is finalized with
recordation costs paid for by the applicant.
Noted
9. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
Timberline Storage is on the NAVD88 datum
10. A Development Construction Permit (DCP) and/or an excavation permit will need to be
obtained prior to starting any work on the site.
Noted
11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Noted
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities located along the North edge of this site
and along the West side of the existing North South drive. Field locates will be
necessary to determine exactly where the electric lies.
Response: Noted.
2. Any relocation or modification to existing electric facilities will be at the expense of the
owner/developer. If Light & Power’s existing electric facilities are to remain within the
limits of the project they must be located within a utility easement.
Response: Noted.
3. Transformer location needs to be within 10’ of an asphalt surface accessible by a line
truck. A minimum clearance of 8’ must be maintained in front of the transformer doors
and a minimum of 3’ on the sides Transformer and meter locations will need to be
coordinated with Light & Power Engineering. Certain building materials and or building
design may require more clearance. Please click on the following link for Electric
Construction, Policies, Practices and Procedures.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: Transformer has been placed per these requirements
4. A C-1 Form and a One-line diagram will need to be submitted to Light & Power
Engineering for review. Please click on the following link for the C-1 Form.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: C-1 form will be provided at Final Plan submittal
5. Electric Capacity Fee and Building Site charges will apply to this development. Please
click on the following link for Estimated Light & Power charges and the Light & Power
Fee calculator.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
Response: Noted.
6. Please contact Light & Power Engineering if you have any questions at 221-6700.
Please reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. Full tree stocking will be required within 50 feet of all buildings. This means you will need
to provide trees with the following spacing:
Canopy shade trees - 30-40' spacing
Ornamental/coniferous evergreen trees - 20-30' spacing
Response: Noted.
2. Staff will be looking for enhanced landscaping on the perimeter of the site to screen the
storage units from surrounding uses. Reference the Lemay Storage Facility -
FDP160005 for a recent project that provided a good landscape buffer between the
storage units and surrounding uses.
Response: Landscape buffer has been enhanced and will show full planting bed detail at Final Plan level. The
intent is to articulate texture with various mulch types as well as shrub and tree height/species.
3. The parking areas shown will have to comply with the parking lot interior and exterior
landscaping standards outlined in Land Use Code sections 3.2.1(E)(4)-(5). This means
6% of the interior of the parking area must be landscaped along with screening on the
perimeter that will reduce the glare from headlights by 75% along with trees provided
every 25 lineal feet.
Response: Noted. Shrub beds have been provided to screen headlights. Full detail will be provided on Final Plan
submittal.
4. No bicycle parking is shown on the site plan. Four bicycle parking spaces are required
for the storage facility. These can all be provided via fixed racks. For the future building,
the bicycle parking required will depend on the use. Once staff knows what use will be
proposed there, staff can provide an accurate bike parking count required.
Response: Bike racks are now shown on Site Plan
5. This proposal will require a replat to clean up the existing access easements that exist on
the site and to combine the two parcels into one.
Response: A new Plat is part of this submittal.
6. Due to the future building footprint not having a use attached to it, staff is unclear how this
proposal meets the vehicular parking requirements. The storage facility will require .5
spaces per employee minimum, .75 spaces per employee maximum.]
Response: Parking shown is to accommodate employees and customers for the conditioned storage space since
these units cannot be accessed from the interior private drives.
7. Thank you for providing proposed elevations. The building must meet the compatibility
standards outlined in Land Use Code sections 3.5.1 and 3.5.3. The storage units should
appear like the commercial buildings that predominate the Midpoint Dr area.
Response: Noted.
8. Storage facilities are considered a secondary use in the Employment zone district.
Please provide an analysis of the Employment district in the Midpoint Dr area that shows
what percentage of existing uses are primary vs. secondary. If this proposal pushes the
area over the 25% secondary use allowance, then a modification request will be required
for this standard.
Response: Please reference the two exhibits submitted with this application for a reference map of the existing
uses and a table breaking down the ratio between primary and secondary uses.
9. The maximum building height for this district is 4 stories
Response: Noted.
10. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
Response: Noted. Neighborhood meeting was held on 6/23/16
11. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need
during development review.
Response: Noted.
12. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Noted.
13. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Response: Noted.
14. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
15. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
Response: Noted.
16. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Response: Noted.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on
in the design, that the new commercial or multi-family projects are on track to complying
with all of the adopted City codes and Standards listed below. The proposed project
should be in the early to mid-design stage for this meeting to be effective and is typically
scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 970-416-2341
to schedule a pre-submittal meeting. Applicants should be prepared to present site
plans, floor plans, and elevations and be able to discuss code issues of occupancy,
square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970-416-2341