We understand that the task you are about to undertake can be daunting. We empathize with you and want to help. The information below is a guideline to assist you during the rebuilding process. Please do not hesitate to contact our office for assistance at 970-498-7670 or building@larimer.gov.
Top 10 Steps and Considerations
Rebuilding and Repairing Structures Damaged or Destroyed in the Alexander Mountain Fire
For structures entirely destroyed by the fire, no permit is required. However, property owners are encouraged to contact our office to register this information. For a structure that was damaged but not destroyed, a demolition permit is required, to ensure all utilities are capped or removed, all debris is removed and to delete the building from county records. A permit is required even if the work is being done by volunteers or a volunteer agency. County demolition permit fees will be waived for buildings damaged in the fire.
Larimer County does not require a permit for earthwork. You may fill in a concrete foundation with dirt; however, other burn debris cannot be buried.
The Colorado Department of Public Health and Environment has issued guidelines for handling ash, debris, metal and concrete. For more information, please call CDPHE or Larimer County Health Dept.
Certain materials such as asbestos or other hazardous materials or structures are deemed imminent risks to health and safety and must be removed.
Possibly. A repair permit is needed for work including structural, electrical, plumbing and mechanical, but not for replacement of finish materials, insulation, cabinets and fixtures. For repair permits, an inspection by a licensed Colorado Professional Engineer is usually required to determine the degree of damage and what is needed to restore the building’s structural integrity. The engineer’s inspection/repair letter, plans and/or specifications must be submitted with the building permit application. Volunteers/volunteer agencies still need permits.
In most cases, yes. Detached accessory storage buildings (sheds) up to 200 sq. ft. in floor area and one story maximum do not need a permit, unless they have electrical, plumbing, gas or heating, in which case they will need a miscellaneous permit. Any buildings larger than that, or used for residential purposes, require a building permit, whether they originally had a permit or not. All buildings must follow Land Use Code requirements including setbacks.
You must hire a licensed Colorado Professional Engineer to inspect the foundation and determine whether it is strong enough to reuse. S/he will need to submit a stamped letter with plans for a building permit. Most masonry block foundations will be unusable due to fire damage. Poured concrete foundations may be reusable, if they fit your building design.
New and replacement buildings must be built in compliance with current building codes, including wind resistance and energy efficiency. Some aspects of repairs to existing buildings may be done under the building code in effect at the time the building permit was obtained, or the 1970 Uniform Building Code for buildings constructed prior to January 1, 1972.
Probably not. Typically, after six months from the date final inspection approval is obtained, residential plans were discarded. However, the Building Division retains the names of engineers and architects on file who may have copies of plans, as well as plot plans showing the location of structures, square footage, number of bedrooms, etc. Call the Building Division at (970) 498-7670 for more information and to see what plans we may have on file.
The County wants to support Larimer County residents impacted by the fire while being fair and responsible with County resources. Insurance policies may cover building permit fees for replacement structures and repairs/alterations. If the Board of County Commissioners authorizes a Cleanup and Rebuild program, as they did after other county wildfires, property owners who are uninsured or underinsured may apply for a fee reduction to the county Community Development Director. A written determination will be provided to the applicant within thirty (30) days from the date of the written appeal.
Sales and use tax collection fees attached to building permits cannot be waived.
Transportation capital expansion fees (TCEFs) may be due depending on when the building was built, whether it had a permit, and size of the replacement. Please see TCEF information.
For the duration of the re-build program, a property owner may obtain a permit for temporary emergency housing under certain conditions. For more information, contact the Planning Division at 970-498-7679, or email: planning@larimer.org.
Residents and businesses may request a determination from the Community Development Director that a building, structure, or use is or is not a legal nonconforming building, structure, or use. The Board of County Commissioners has authorized special provisions as outlined in Article 14 of the Land Use Code to provide some degree of flexibility in addressing nonconforming buildings, structures or uses.
There are several types of setback requirements. These include setbacks required by zoning districts, setbacks from state and federal highways and county roads, setbacks from streams, creeks, and rivers (waterways), and setbacks required by other restrictions placed on a property such as easements or building envelopes. Also, there are other types of building location and use restrictions and requirements that may need to be addressed before applying for a building permit. If you have any questions on the proposed location or use of your property, please contact the Planning Division (970-498-7679, or email planning@larimer.org) prior to applying for a building permit to minimize disruptions to the rebuilding process. Certain special provisions contained in Article 14 of the Land Use Code have been enacted and may provide flexibility in planning your rebuild.
Review times and hearing requirements vary, depending on the specific process involved. We’ll be able to give you an estimated time for completing a specific process. The development review process and schedule is intended to meet state-mandated legal notice requirements and the needs of the applicant, many different internal and external reviewing agencies, nearby property owners, planning staff, the applicable County advisory boards, and the Board of County Commissioners. Within the parameters set by the state, Larimer County has established a process for each type of development application, with specific steps that occur in sequential order and specific time deadlines that must be met for the process to continue on schedule. It is staff’s goal to move applications through these review processes as quickly as possible without hampering the ability of interested and involved parties to conduct a thorough review. If you have concerns about the review time for a specific development application, please contact the staff planner assigned to that project.
