town of eaton planning commission meeting memo to ... · memo to commissioners . project name:...

TOWN OF EATON Date prepared: March 24, 2020

PLANNING COMMISSION MEETING Meeting Date: April 2, 2020

MEMO TO COMMISSIONERS

Project Name: Circle K PUD Schematic Plan & Preliminary Plat Project Address: 425 S. Elm Road, Eaton, CO 80615

Applicants: Corey Stinar o/b/o Circle K Stores, Inc. Zoning: Planned Unit Development Prepared by: Andrew Baker, AICP - Baseline Corporation Approved by: Vincent Harris, AICP - Baseline Corporation Reviewed by: Jeff Schreier, Town Administrator

BACKGROUND: Corey Stinar, on behalf of Circle K Stores, Inc., has submitted a request for approval of a new convenience store with two fueling canopies (one for gas and one for diesel fuels) located at 425 South Elm Street. The two Lots (LOTS 2 & 3 COBBLESTONE SUBDIVISION) proposed for development are in the Maplewood Estates Planned Unit Development (PUD) zone district. The Town of Eaton requires a two-step process for the review of PUD’s, the first being a Schematic Plan. The application was sent out for review, comments were collected, sent to the applicant, and attached to this staff report. At the public hearings for the Schematic Plan, Planning Commission (PC) and the Board of Trustees (BOT) will pass along their comments to the applicants as well, so that they may take that into consideration for their Final Development Plan submittal which also needs to be reviewed and approved by the PC and the BOT. Due to the proposed development taking place on two adjacent Lots, a re-plat process must take place as well which is also a two-step process. A separate plat drawing was not requested, as it is a simple lot line removal and was shown on the PUD Schematic Plan. This review will also meet the Preliminary Plat requirement, and a Final Plat application will come along with the Final Development Plan. This site plan proposal includes a 5,000 square foot convenience store, outdoor seating area, a gas fueling canopy with 7 double sided pumps, along with a diesel canopy with 5 double sided pumps for larger trucks. The store will operate 24 hours a day, 7 days a week, with approximately 3 employees on site at all times. The fueling canopies are separated by the store building, and each have a separate access onto Elm St. The diesel fueling area is proposed to also have an additional exit only lane onto Elm St., and the gas fueling station is proposed to have a right-in, right-out access onto Colorado Pkwy, as well. Recently, staff commented to the applicant that they should consider vacating Elm St. adjacent to the proposed Circle K station (because it really doesn’t provide a need to be a public street as its sole purpose is an access way for this property and the hotel to the south). In response to the staff vacation suggestion Mr. Stinar has suggested to enter into a maintenance agreement with the owner of Lot 3 and the Town to share responsibility of increased maintenance costs due to an increase in traffic. The access points currently do not meet Town standards (hence staff’s suggestion to vacate the right-of-way) for

TE-19-07 Circle K PUD Schematic Plan & Preliminary Plat 1

driveway spacing, and the applicant currently indicates they will be requesting an exception to this standard. This can be further discussed in the Planning Commission meeting on April 2. Minimum standards for landscaping and impervious area have been met per the Town of Eaton Municipal Code PUD section. The Maplewood Estates PUD does not include development standards for these lots, nor does it establish underlying zoning. However, there are Commercial Development Guidelines which this application was reviewed against by staff, while the application was mostly sufficient, a few architectural and landscape comments have been included in this report. Staff has requested the applicant to refer to the Highway Commercial standards for setback requirements and allowed uses. STAFF SUMMARY:

Baseline has reviewed the building architecture and the site plan for consistency and compatibility with surrounding uses, and has some suggestions that the Planning Commission and Board of Trustees should review and consider in your evaluation process. During this Planning Commission meeting and the Board of Trustees meeting on April 16 each (PC and BOT) should discuss and listen to the applicant and staff and culminate with direction and decisions to have incorporated into the next step of a Final Development Plan for this proposed project. This process is in compliance with the evaluation criteria found in Section 7-3-11 of the Eaton Municipal Code. Staff comments and suggestions are included below for your consideration as possible conditions of approval:

a. Vacation of the entire right-of-way for Elm Street adjacent to this project b. Ownership, maintenance, and increased degradation of S. Elm Rd. (related to item a. above c. Additional landscape screening along the western property boundary in order to screen vehicle

and truck headlights from the neighboring residential neighborhood to the west d. Breaking up the horizontal planes of the fuel canopies to more closely match the architecture of

the convenience store (i.e. one canopy appears to be ~215 ft. wide) e. 360º architectural design (i.e. window treatments on all facades) f. Site lighting, including backlit signs on the canopies

Staff, as well as the applicant, will be prepared to overview the items above while you conduct your Planning Commission review of this project. Then PC can make its decision/recommendation on each item discussed and chose to include such a condition if found warranted.

RECOMMENDATION:

Staff recommends the following motion to the Planning Commission:

MOTION TO APPROVE WITH CONDITIONS

1. Final Development Plan and Final Plat shall include all revisions included in the comment letter

related to specific Eaton Code requirements and the following conditions recommended by the Planning Commission after conclusion of the public hearing on April 2, 2020.

a. ________________________________________________________________ b. ________________________________________________________________ c. ________________________________________________________________ d. ________________________________________________________________ e. ________________________________________________________________

TE-19-07 Circle K PUD Schematic Plan & Preliminary Plat 2

Attachments:

Application Representative Authorization Project Narrative Site Plan Landscape Plan Architectural Elevations Staff Referral Comments

Town of Eaton Land Development Plan Submittal Requirements – 7/23/2019

TOWN OF EATON LAND DEVELOPMENT APPLICATION

223 1ST Street, Eaton, CO 80615 ● (970) 454-3338 ● Fax (970) 454-3339 ● www.colorado.gov/townofeaton

COMPLETE ALL BOXES

Applicant Name: Applicant Address & Zip Code:

Applicant Phone: Applicant Email:

Property Owner Name: Property Owner Address & Zip Code:

Property Owner Phone: Property Owner Email:

Project Name: Project Description:

Project Address/Location: Project Parcel Number:

Subdivision/Lot/Block: Section/Township/Range:

Existing Zoning: Proposed Zoning:

Existing Use: Proposed Use:

APPLICATION AGREEMENT: I, as the applicant, hereby certify that I believe to the best of my knowledge that all information supplied with this application is true and accurate and that consent of the property owner listed above, without which the requested action cannot lawfully be accomplished, has been granted. Permission is also hereby granted to the Town of Eaton staff and their consultants to physically enter upon and inspect the subject property and take photographs as necessary for preparation of the case. In addition, by signing this application I am agreeing that I am authorized to sign on behalf of the property owner, or business-owner, or applicant and commit and agree to signing a Developer Cost Reimbursement Agreement and deposit with the Town the sum of $__________ to be used to pay the Town’s expenses to review, evaluate and process the Application (“Deposit”), which funds may be used to pay the cost of third-party consultants plus fifteen percent (15%) of such actual costs for Town staff administrative costs and supplies. I agree that I am not acquiring any rights by virtues of the payment of the Town's expenses. Applicant’s Signature ____________________________________________________ Date: ______________________

Town of Eaton Land Development Plan Submittal Requirements – 7/16/2019

TOWN OF EATON

LAND DEVELOPMENT APPLICATION – SUBMITTAL REQUIREMENTS 223 1ST Street, Eaton, CO 80615 ● (970) 454-3338 ● Fax (970) 454-3339 ● www.colorado.gov/townofeaton

Project Name: Applicant: Date:

APPLICATION TYPE

□ Rezone

□ Planned Unit Development (PUD)

□ Subdivision – Preliminary Plat

□ Subdivision – Final Plat

□ Subdivision – Plat Amendment

□ Site Plan

□ Annexation

□ Disconnection

□ Vacation of Right-of-Way

□ Variance

□ Special Review Use

□ Temporary Use

□ Nonconforming Use

□ Oil and Gas Drilling

REQUIRED SUBMITTAL ITEMS (to be filled out by staff)

□ 1) Land Development Application Form: A fully completed

and executed application on the form provided by The Town of Eaton

□ 2) Cover Letter/Narrative: The cover letter must provide a

clear, concise description of the proposal

□ 3) Vicinity Map showing project location

□ 4) Proof of Ownership: A copy of recorded deed(s)

reflecting current ownership. If there is a mortgage on the property, a copy of recorded deed(s) of trust/mortgages to any and all lending agencies and any and all liens of record are also required

□ 5) Proof of Ownership: Title commitment or title policy

guaranteeing clear title, including legible copies of any reported documents referenced by book and page or reception number, dated no earlier than three (3) weeks prior to the date this application is submitted

□ 6) List and map of property owners and addresses in

accordance with public notice requirements

□ 7) Written legal description of property boundary

□ 8) Proof of Water and Sewer

□ 9) Proof/Explanation of Access and/or Copy of Access

Permit

□ 10) Planned Unit Development (PUD) Graphic Exhibit

□ 11) Annexation Graphic Exhibit

□ 12) Rezone Graphic Exhibit – scaled and dimensioned

□ 13) Concept Plan

□ 14) Preliminary Plat – scaled and dimensioned

□ 15) Final Plat – scaled and dimensioned

□ 16) Plat Amendment or Lot Line Adjustment Plat – scaled

and dimensioned

□ 17) Right-of-Way Vacation Exhibit

□ 18) Survey of the property showing property dimensions,

existing structures, adjacent roadways, existing easements, etc. – scaled and dimensioned

□ 19) Site Plan Exhibit – scaled and dimensioned

□ 20) Preliminary Drainage Report and Plan OR Drainage

Letter

□ 21) Final Drainage Report and Plan OR Drainage Letter

□ 22) Floodplain Report (if property is within mapped flood

hazard area)

□ 23) Geologic Report

□ 24) Grading and Erosion Control Plan

□ 25) Civil Construction Plans for on site improvements

□ 26) Preliminary Plans for Public Improvements

□ 27) Final Plans for Public Improvements

□ 28) Quantities and cost estimates for public improvements

(Engineer’s Estimate)

□ 29) Traffic Analysis (fewer than 1,000 VPD) or Traffic

Study (greater than 1,000 VPD and must be prepared by a Professional Engineer)

□ 30) Utility Report/Plan

□ 31) Landscape Plan – scaled and dimensioned

□ 32) Building Elevations

□ 33) Development Agreement

□ 34) Certification of notice from property owner to mineral

estate owners of record pursuant to CRS 24.6.55-103, within 30 days before hearing, if lot lines are changed or created

February 25, 2020 BRUNNER-RENFROE REAL ESTATE LLC

6180 W 10TH ST

Greeley, CO 80634

To Whom It May Concern: BRUNNER-RENFROE REAL ESTATE LLC is property owner of the land located at 425 S Elm

Road (SWC Colorado Parkway & Hwy 85), Town of Eaton, CO, Weld County parcel numbers

080306226002 and #080306226003. BRUNNER-RENFROE REAL ESTATE LLC

is under negotiations to sell the properties to Circle K, Inc.

Circle K Stores Inc. and their authorized representative Arris Architecture, Inc. has our permissions

to work with the Town of Eaton for required approvals of the redevelopment of the land owned by

BRUNNER-RENFROE REAL ESTATE LLC

I am a duly authorized representative for the above referenced project. In my capacity as Property owner, I do hereby authorize Circle K Stores Inc. and Arris Architecture, Inc. to act on behalf of the land owner for Submittal of Planned Unit Development (PUD), Subdivision Plat Amendment and Building Permit Applications as required by the Town of Eaton, CO. Authorized by: Scott Renfroe Managing Member, Brunner-Renfroe Real Estate, LLC Authorized Signature Date:

DocuSign Envelope ID: 39F3E140-F794-4C8A-88B6-48D20DDF62AE

2/25/2020

3436 New Castle Drive

Loveland, CO 80538 970.988.6302

Fax: 970.593.6656 Email:[email protected]

February 27, 2020

Town of Eaton Planning and Development 223 1st Street Eaton, CO 80615 RE: PUD Application

Proposed Circle K SWC Colorado Parkway & Highway 85 Eaton, CO

Project Narrative Circle K Store, Inc. is proposing to develop 2 parcels of vacant land located at the southwest corner of Colorado Parkway & Highway 85, lots 2 and 3 of Eaton Cobblestone Commons Subdivisions. The proposed development will consist of a 5,187 s.f. retail grocery store, a 14-position fuel canopy for autos and 4 position diesel canopy for semi-trucks and/or large diesel vehicles. The proposed business will operate 24 hours 7 days a weeks and employ approximately 12 employees working 3 shifts. The property is currently zoned PUD. The PUD approval procedure is desired because of the existing PUD zoning. Proposed grading and drainage patterns will be in accordance with the Overall Drainage report for Cobblestone Commons and the Town of Eaton regulations. If on-site storm water detention is required it will be provided. The proposed water supply and sewage disposal will utilize the existing water and sewer mains currently in place at South Elm Road. No development covenants, codes or restrictions are proposed. The proposed development is commercial; therefore, it will not have any impact on the school district system.

Estimated demands on city service may include maintenance to South Elm Road due to increased traffic and the weight of semi-truck utilizing the roadway. Circle K Stores is considering a maintenance agreement with the town to levitate the burden on town services. Circle K Stores projects this project to provide an estimated $72,000 in sales tax per annum. This number is derived from a combination of previous projects in northern Colorado, expectations for the store, and the town’s 3% sales tax.

Circle K Stores, Inc projects this project generate at least $34,000 per annum in total property taxes. This number is derived from the entire property is currently bringing in $17,437 in property taxes for the two lots. We are currently estimating the site to generate at least $34,000 per annum in total property taxes. The town’s percentage of what they receive is estimated below based on the most recent mill levy breakdown. Based on these, we would expect the Town Eaton to receive approx. $23,625 per annum. Please reference the enclosed Sketch Plan drawings for additional information. Sincerely, Corey Stinar

��

Town of Eaton – Town Administrator’s Office 223 1

st Street ● Eaton ● CO 80615

(970) 454-3338

TE-19-07 Circle K PUD Schematic Plan & Preliminary Plat Referral Response Page 1 of 3

March 27, 2020

Corey Stinar 3436 New Castle Drive Loveland, CO 80538 RE: TE-19-07

Circle K PUD Schematic Plan & Preliminary Plat

Dear Mr. Stinar,

Enclosed you will find comments from all of the members of the Town of Eaton’s referral agencies who

have reviewed the Circle K application.

AGENCY Baseline Corp. – Planning NAME Andrew Baker, AICP

Action 1: Please include adequate trees and type in the landscaped island along the west side of the property in order to screen truck lights from shining towards the neighboring residential area across the land to the west.

Resolved?

Applicant Response:

[Applicant – please respond in this box to the specific action item above]

Action 2: The Maplewood Estates PUD Commercial Development Guidelines state that, “Exterior architecture elevations including proposed roof style and pitch, window and door detail, materials and color shall be compatible with character of the surrounding area. A break in the horizontal plane of the fuel canopies, to match the staggered horizontal planes of the rooflines of the proposed buildings is desirable. Please consider a solution to the very long lengths of the canopies.

Resolved?

Applicant Response:


Action 3: In order to reduce light glare to the residential area to the west, the entire canopy facade may not be backlit. Only the sign area enclosing the corporate logo may be backlit, and all signs must meet all Town of Eaton Municipal Code sign standards.

Resolved?

Applicant Response:


Action 4: Please include window treatments on all sides of the building. Resolved?

Applicant Response:


Action 5: Please include a note on the cover stating, “Development standards and allowed uses for this property shall follow Town of Eaton Highway Commercial Zone District standards.”

Resolved?

Applicant Response:


Action 6: Please include setback dimensions for all structures. Resolved?

Applicant Response:


Action 7: Please include sidewalk width distance. Must be at least 4 ft. wide per Sec. 7-2-23 of the Town of Eaton Municipal Code.

Resolved?

Applicant Response:

[Applicant – please respond in this box to the specific action item above

Action 8: Town of Eaton Code Sec. 7-2-31(f) states, “All lights used to illuminate parking Resolved?



(970) 454-3338


spaces, driveways or maneuvering areas shall be so designed, arranged and screened so that the source of lighting shall not be visible from any point on adjoining lots or streets. All lighting fixtures, including security lighting facilities, shall be directed away from adjacent residential uses and public streets, shall not be of an intensity which unreasonably disturbs adjacent residential users or users of public streets and shall not be installed above a maximum height of fifteen (15) feet.” Please ensure the proposed lighting meets and exceeds these standards.

Applicant Response:

[Applicant – please respond in this box to the specific action item above

AGENCY Northern Engineering Services Inc. – Public Works NAME Michael C. Ketterling, PE

Action 1: Please review the attached comment letter dated March 16, 2020 and revise Final Development Plan & Final Plat applications to reflect comments related to the drive cuts proposed.

Resolved?

Applicant Response:


AGENCY Eaton Fire Protection District NAME Matt Carey, Deputy Fire Chief/Fire Marshall

Action 1: This project will need to comply with IFC and applicable NFPA codes. Resolved?

Applicant Response:


AGENCY ProCode Inc. – Building NAME Jonathan Gesick, Certified Building Official

Action 1: Please review attached building standards. Resolved?

Notes: Building Department has no issues.

Please revise the plans accordingly and respond to all of the above action items in the Applicant

Response boxes provided at your earliest convenience. Following the revisions of the plans and

response action items, please submit the following items:

PUD Final Development Plan

Final Plat

Once these applications are submitted, they will be referred out as necessary and any outstanding issues

will be addressed with a comment response.

If you should have any questions, please contact me at (303) 202-5010 x219 or

[email protected].

Regards,

Andrew Baker, AICP

Baseline Corporation

112 N. Rubey Dr.

Golden, CO 80403

mailto:[email protected]



(970) 454-3338


CC: Jeff Schreier, Town Administrator

Attachments: Public Works Comments

ProCode Inc. Building Standards

March 16, 2020

Mr. Andrew Baker, Town Planner Town of Eaton 223 1st Street Eaton, CO 80615 RE: CK NTI Eaton –Schematic PUD Plan Review NE Project No. 1127-001 – Circle K Dear Andrew: On February 28, 2020, we received the following revised/updated submittal regarding the Circle K project; located at the southeast corner of the intersection of South Elm Road and Colorado Parkway:

1. Documents: a. Land Development Application – 2 pages b. Proof of Ownership – 1 page c. Project Narrative – 2 pages d. Site Plan – 1 page e. Landscape Plan – 1 page f. Landscape Plan Rendering – 1 page g. C-Store Elevations – 2 pages h. Fuel Canopy Elevations – 2 pages i. Diesel Canopy elevations – 2 pages

Based on the information provided, we have the following questions and/or comments regarding the materials submitted: Northern Comments (August 22, 2019 email comments – items not previously addressed)

1. Please provide the subdivision name, lot and block numbers; still missing from plans on most recent submittal.

2. Please indicate existing zoning; still missing from plans on most recent submittal. 3. Please provide a proposed land use breakdown; will the subdivision drainage design

percent imperviousness be exceeded? This has not been directly addressed; Project

CK NTI Eaton –Schematic PUD Plan Review March 16, 2020 Page 2 of 3

Narrative states, if needed. The Site layout does not appear to take into consideration area(s) that may be required to incorporate drainage improvements.

4. The minimum distance between driveways (Lot 2 and hotel access) is 135’. The distance between southern ‘EXIT ONLY’ and adjacent property (hotel) access is not identified. A Variance request is required.

5. Will the water and sanitary sewer services to Lot 2 be used or abandoned? Please clarify intention on the Site Plan.

6. Will the fire hydrant on the property line between Lots 2 & 3 have to be relocated? Please clarify intention on the Site Plan.

7. Is the fire water service size adequate for this building/use? Will any additional fire hydrants be required by the Fire Department?

8. Please indicate the proposed drainage pattern. Clarify intention on the Site Plan (how will generated stormwater be released and get across the street to the existing detention pond?)

Site Plan (Revision 2/10/2020) 1. Please clarify the truck delivery circulation pattern. Based on turning movements

shown, it implies fuel trucks will access off Colorado Parkway. Is the intention off South Elm Road?

2. This layout does not appear to consider drainage. Natural drainage is from northeast to southwest. The nearest inlet to the existing detention pond is at the southwest corner of Lot 2. How will water get from the passenger fueling area to the south? Also, consider location of dumpsters/trash relative to drainage flows to reduce possible contaminants within drainageways.

3. Please confirm Total/Impervious/Landscape areas; they are inconsistent with the Landscape Plans.

4. Water service implies that the water meter would be in the driveway. A meter pits within a driveable areas is not recommended.

5. Is the EXIT ONLY access required for trucks to exit the diesel fueling area? If so, will the right-out “pork chop” need to be more prominent to prevent vehicles from using this as an entrance?

6. The fiber optic line appears to be outside the utility easement adjacent to South Elm Road; should this easement be widened with the replat when removing the lot line between Lots 2 & 3?

7. Sheet Number states 1 of 5; there are 9 total sheets in the set.

CK NTI Eaton –Schematic PUD Plan Review March 16, 2020 Page 3 of 3

Final Landscape Plan (Revision 2/25/2020)

1. Sheet Number states 2 of 5; there are 9 total sheets in the set. 2. Coordinate SITE CATEGORY REQUIREMENTS table with Landscape Rendering Sheet

and Site Plan. Information related to lot size, landscape area, tree counts, etc. are all different.

3. Confirm location of existing fire hydrant, if staying, relative to proposed landscaping and applicable clear area required. Doesn’t appear to be a clear path to the building.

Landscape Plan Rendering (Revision 2/25/2020) 1. Sheet Number states 2 of 5; there are 9 total sheets in the set, and already a 2 of 5. 2. Coordinate SITE CATEGORY REQUIREMENTS table with Final Landscape Sheet and

Site Plan. Information related to lot size, landscape area, tree counts, etc. are all different.

3. Confirm location of existing fire hydrant, if staying, relative to proposed landscaping and applicable clear area required. Doesn’t appear to be a clear path to the building.

If you have any questions or concerns regarding our review of the materials, please do not hesitate to contact us. We request that in future submittals, the Applicant respond to our questions/comments in writing.

Sincerely,

Northern Engineering Services, Inc.

Michael C. Ketterling, PE

1

Andrew Baker

From: Matt Carey <[email protected]>Sent: Friday, March 06, 2020 1:34 PMTo: Jonathan Gesick; Andrew Baker; [email protected]; [email protected]: Vince HarrisSubject: RE: Town of Eaton PUD Schematic Plan 1st Submittal Referral

This project will need to comply with IFC and any applicable NFPA Codes.

Matt Carey Deputy Fire Chief/ Fire Marshall Eaton Fire Protection District Office: 970/454‐2115 Fax: 970/454‐2164

From: Jonathan Gesick [mailto:[email protected]] Sent: Friday, March 6, 2020 8:31 AM To: Andrew Baker <[email protected]>; [email protected]; [email protected]; Matt Carey <[email protected]> Cc: Vince Harris <[email protected]> Subject: RE: Town of Eaton PUD Schematic Plan 1st Submittal Referral HI Andrew. The building department has no issues. Please pass along the submittal requirements that are attached for their building permit. Thanks and have a great weekend.

Jonathan Gesick Certified Building Official (970) 305‐3161 www.procodeinc.net

Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e‐mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited.

From: Andrew Baker <[email protected]> Sent: Wednesday, March 4, 2020 9:29 AM To: [email protected]; Jonathan Gesick <[email protected]>; [email protected]; [email protected]

2

Cc: Vince Harris <[email protected]> Subject: Town of Eaton PUD Schematic Plan 1st Submittal Referral Good afternoon, On behalf of the Town of Eaton, I am sending you this land use application for referral comment review. The application and submittal documents has been attached, please note that though the electronic version of the application has not been signed, the hard copy delivered to the City was signed by the applicant. Please reply to this email with any comments your agency may have on the Planned Unit Development (PUD) Schematic Plan for a proposed Circle K Gas Station and Convenience Store by March 18th, 2020. These comments will be forwarded along to the Planning Commission and Board of Trustees during the Schematic Plan review. A PUD Final Development Plan and Final Plat submittal will follow these hearings at which point another referral comment request will be sent out. If you have any questions, feel free to reach out. Have a great day! Best regards,

ANDREW BAKER, AICP | Associate Planner | Baseline Engineering, Planning, & Surveying | Corporate

Headquarters: 112 N. Rubey Drive, Suite 210 | Golden, CO 80403 | Phone: 303.202.5010 x219 | Fax: 303.940.9959 |www.baselinecorp.com

Please be cautious This email was sent outside of your organisation

email

ProCode Inc. 39 S Parish Ave #220 Johnstown, CO 80534 (970) 305-3161

MINIMUM STANDARDS FOR CODE

SUBMISSIONS

Construction documents for most projects consist of drawings, specifications and appropriate calculations. All elements shall complement each other. Completeness and coordination of all necessary information are the responsibility of the registered architect or professional engineer. Construction documents submitted to the building official must be of sufficient nature to clearly show the project in its entirety with emphasis on the following:

1. Life safety

2. Means of egress

3. Barrier free accessibility

4. Structural integrity

5. Building code compliance

6. Definition of scope of work

The required construction documents will depend upon the size, nature and complexity of the project. The following is a suggested standard of the minimum required construction documents for review by building officials.

Cover Sheet

1. Project identification

2. Project address and a location map

3. All licensed architects and engineers identified

4. The licensed architect or engineer in responsible control (the professional responsible for project co-ordination) shall be identified. All communications should be directed through this individual.

5. Design Criteria list:

I. Occupancy group

II. Type Construction classification

III. Location of property

email


IV. Seismic risk

V. Design loads

VI. Structural systems

VII. Square Footage/Allowable floor area

VIII. Fire sprinkler systems

IX. Height and number of stories

X. Occupant load

XI. Land use zone

Site Plan

Show proposed new building or structure and any existing buildings or structures, all property lines with dimensions, all streets, easements and setbacks. Show all water, sewer, communication services, natural gas, telephone, and cable TV. Electrical points of connection, proposed utility service routes and existing utilities on the site. Show all required parking, drainage and grading information. Indicate drainage inflow and outflow locations and specify areas required to be maintained for drainage purposes. A topographical survey should be provided with a benchmark elevation. Show north arrow. Show dimensions for the location and size of components delineated on the site plan.

Geotechnical Report

Provide a geotechnical report for the proposed structure at that site.

Exterior Elevations

Show each view. Show vertical dimensions and heights. Show openings and identify materials and show lateral bracing system, where applicable. Show dimensions and schedules.

Foundation Plan

Show all foundations and footings. Indicate size, locations, thickness, materials and strengths, and reinforcing. Show all imbedded anchoring such as anchor bolts, hold-downs, post bases, etc. Show dimensions for the location and size of all components delineated on the foundation plan.

email


Floor Plans

Show all floors including basements. Show all rooms, with their use, overall dimensions and locations of all structural elements and openings. Show all doors and windows. Provide door and window schedules. All fire resistance rated assemblies, areas of refuge, occupancy separations, fire blocking and draft stopping shall be shown. Show dimensions for the size of all rooms and the locations of other components delineated on the floor plans.

Framing Plans and Roof Framing Plans

Show all structural members, their size, methods and details of attachment, connections, location and mate rials for floors and roofs. Show roof plan. Show dimensions for the location and size of all components delineated on the roof plan.

Schedules

Room finishes, doors, hardware, windows, plumbing, mechanical, electrical and structural.

Addenda and Changes

It shall be the responsibility of the individual identified on the cover sheet as the licensed architect or engineer in responsible control to notify the building official of any and all changes throughout the project and provide revised construction documents, calculations or other appropriate documentation prior to commencement of that portion of the construction.

Revisions

The party submitting changes shall be identified at the beginning of the approval process. For clarity, all re-visions should be identified and clouded on the construction drawings and appropriately marked in the project manual or resubmitted as a new set of construction documents.

Completeness of Documents

Construction Documents for most projects consist of drawings, specifications and appropriate calculations. All elements shall complement each other. Completeness and coordination of all necessary information is the responsibility of the registered design professional(s).

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Building Sections Wall Sections

Show materials of construction, non-rated and fire resistance rated assemblies, and fire resistance rated penetrations. Show dimensions.

Mechanical System

Show the mechanical system. Include all units, their sizes, mounting details, all ductwork and duct sizes. Indicate all fire dampers where required. Provide equipment schedules. Submit energy conservation calculations. Show dimensions.

Plumbing System

Show all fixtures, piping, slopes, materials and sizes. Show point of connections to utilities, septic tanks, pre-treatment sewer systems and water wells. Show dimensions.

Electrical system

Show all electrical fixtures (interior, exterior and site), wiring sizes and circuiting, grounding, panel schedules, single line diagrams, load calculations and fixture schedules. Provide fault-current calculations for entire system. Show point of connection to utility. Show dimensions.

Structural Systems

Show foundation, structural members and where required provide structural calculations for the structural systems of the project. Include calculations indicating compliance with seismic, wind, snow and other design loads. Completeness of the necessary calculations is the responsibility of the registered design professional.

Specifications

Prepare specifications to further define the construction components, the quality of the materials, delineation of the materials and methods of construction, wall, floor and ceiling finishes, exterior finishes, and descriptions of all pertinent equipment. Schedules may be incorporated into the project manual in lieu of being delineated on the construction drawings.