HomeMy WebLinkAboutCOUNCIL - COMPLETE AGENDA - 11/09/2021 - WORK SESSION
City of Fort Collins Page 1
Jeni Arndt, Mayor
Emily Francis, District 6, Mayor Pro Tem
Susan Gutowsky, District 1
Julie Pignataro, District 2
Tricia Canonico, District 3
Shirley Peel, District 4
Kelly Ohlson, District 5
City Council Chambers
City Hall West
300 LaPorte Avenue
Fort Collins, Colorado
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Carrie Daggett Kelly DiMartino Tammi Pusheck
City Attorney Interim City Manager Interim City Clerk
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City Council Work Session
November 9, 2021
6:00 PM
CALL TO ORDER.
1. Housing Strategic Plan Implementation: Land Use Code Phase 1 Update. (staff: Noah Beals,
Meaghan Overton; 15 minute presentation; 45 minute discussion)
The purpose of this work session is to:
1. Provide updates on progress for the Land Use Code (LUC) Phase 1 Update, which implements
several Housing Strategic Plan strategies:
a. Assess displacement and gentrification risk (Strategy 1);
b. Remove barriers to the development of accessory dwelling units (Strategy 7);
c. Recalibrate existing incentives to reflect current market conditions (Strategy 13);
d. Create additional development incentives for affordable housing (Strategy 14);
e. Explore/address financing and other barriers to missing middle and innovative housing
development (Strategy 15); and
f. Remove barriers to allowed densities through code revisions (Strategy 16).
2. Seek input on draft guiding principles for the code update process.
3. Share initial findings from the diagnostic report of the current LUC
4. Seek input about the LUC approach considerations.
City of Fort Collins Page 2
2. 2021 Building Code Adoption Process. (staff: Russ Hovland, Kirk Longstein; 15 minute presentation;
45 minute discussion)
The purpose of this Work Session is to seek Council direction on the adoption of:
1. The 2021 International Codes (I-Codes) which represent the most up-to-date body of codes
regulating building construction; and
2. Local Code amendments that align with City plans and policies, including, but not limited to City
Plan, Our Climate Future, Housing Strategic Plan, and Water Efficiency Plan.
3. Boards and Commissions: Interview Process.
The purpose of this item is to determine and document interview and appointment processes for
Boards and Commissions appointments.
ANNOUNCEMENTS.
ADJOURNMENT.
DATE:
STAFF:
November 9, 2021
Noah Beals, Senior City Planner/Zoning
Caryn Champine, Director of PDT
Jackie Kozak-Thiel, Chief Sustainability Officer
Meaghan Overton, Housing Manager
WORK SESSION ITEM
City Council
SUBJECT FOR DISCUSSION
Housing Strategic Plan Implementation: Land Use Code Phase 1 Update.
EXECUTIVE SUMMARY
The purpose of this work session is to:
1. Provide updates on progress for the Land Use Code (LUC) Phase 1 Update, which implements several
Housing Strategic Plan strategies:
a. Assess displacement and gentrification risk (Strategy 1);
b. Remove barriers to the development of accessory dwelling units (Strategy 7);
c. Recalibrate existing incentives to reflect current market conditions (Strategy 13);
d. Create additional development incentives for affordable housing (Strategy 14);
e. Explore/address financing and other barriers to missing middle and innovative housing
development (Strategy 15); and
f. Remove barriers to allowed densities through code revisions (Strategy 16).
2. Seek input on draft guiding principles for the code update process.
3. Share initial findings from the diagnostic report of the current LUC
4. Seek input about the LUC approach considerations.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What feedback do Councilmembers have on the Guiding Principles for the Land Use Code Phase 1 Process?
2. What questions or additional ideas do Councilmembers have on the initial diagnostic report findings and code
approach considerations?
BACKGROUND / DISCUSSION
In March 2021 and in conjunction with the adoption of the Housing Strategic Plan (HSP), Council unanimously
approved an off-cycle appropriation to fund the Land Use Code (LUC) Phase 1 updates. These updates are
focused on housing-related changes to the code and a reorganization of the LUC to improve usability and clarity.
The LUC Phase 1 Update implements policy direction in City Plan, the Housing Strategic Plan, the Transit Master
Plan, and the Our Climate Future Plan.
Initial steps to share with Council at this work session include an overview of:
• Scope and Timeline for the LUC Phase 1 work;
• Summary of Community Engagement and the Policy Foundations for this work;
• Draft Guiding Principles that will shape the changes proposed; and
• An exploration of Initial Diagnostic Report Findings and LUC Approach Considerations.
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Scope and Timeline
The LUC Phase 1 project began in summer 2021 with project scoping, consultant selection, and development of
engagement and communications plans. The consultant team selected to support this work includes Metta Urban
Design (lead consultant), Peter J. Park City Planning and Design, Casca dia Partners, and Equity Policy Solutions.
Work completed to date includes policy analysis and synthesis, a series of community engagement events to
inform and seek input from community members, and a draft diagnostic report analyzing the City’s current la nd
use regulations. Code drafting is expected to be completed in early 2022 with a public review draft available in
February 2022. Staff expects to present LUC changes for consideration of adoption in early spring 2022.
The LUC Phase 1 updates are focused on housing-related changes and code reorganization. Staff is also
planning a LUC Phase 2 update, which will address remaining issues in commercial and industrial areas and will
also incorporate code changes that are not directly tied to housing (e.g ., landscape standards, site design). Staff
anticipates preparing a Budgeting for Outcomes (BFO) offer to fund the LUC Phase 2 project for the 2023-24
budget cycle.
Community Engagement
Community members regularly identify housing affordability as a top priority for action in citywide engagement
efforts, with changes to land use regulation frequently mentioned as an area for improvement. The LUC Phase 1
Update will implement policy direction and respond to high-priority community recommendations identified over
the last several years.
• Community Survey Results (2021): In the most recent annual Community Survey (2021), housing affordability
was the lowest rated characteristic of our community. Only 8% of respondents (603 total responses) rated the
availability of affordable quality housing as ‘very good’ or ‘good,’ which is lower than both national and Front
Range benchmark data. The same survey also asked residents to identify one focus area the City should
improve upon in the next few years, and 23% of respondents who provided a written answer cited housing
affordability.
• Home2Health and Housing Strategic Plan Engagement (2019-2021): Home2Health was a two-year, grant-
funded project built around partnerships, community dialogue, and capacity buil ding. Approximately 700
people participated over a two-year period. Areas of focus for the HSP identified in the Housing Strategic
Plan: Fall 2020 Engagement Report included housing equity, choice, creativity, and affordability.
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• Our Climate Future Engagement (2020-2021): Engagement for the Our Climate Future (OCF) Plan shaped
the development of the plan’s “Big Moves” and “Next Moves.” Housing affordability and healthy housing were
key themes in OCF engagement, leading to Big Move 7 - Healthy Affordable Housing. Land Use Code
updates were included as one of the Next Moves for implementation to both address housing affordability and
help reduce carbon emissions, increase community resilience, and advance more equitable solutions for all
community members
• City Plan Engagement (2018-2019): During the extensive engagement effort for the most recent update to
City Plan - which included thousands of residents, more than 175 public events, and numerous Plan
Ambassador and Community Partner hours of small-group meetings - housing affordability was frequently
mentioned as a high priority for the future of Fort Collins, including the following:
o City Plan kickoff (400+ participants) - “Housing access” identified as the highest priority focus.
o Visioning (769 participants) - When asked what should be prioritized in the City Plan vision, “housing
choices, attainability, and affordability” was most frequently mentioned.
o Scenarios (1022 participants) - In general, 77.2% of respondents were open to “moderate” or “big”
changes to improve housing attainability and provide more housing choices. Community members also
supported a greater diversity of housing types in future neighborhoods (74.2%) and in existing
neighborhoods (58.7%).
The LUC Phase 1 Update also includes additional targeted community engagement to support the code drafting
process and confirm the priorities identified in previous engagement efforts. A selection of recent engagement
activities includes:
• Interviews with all Councilmembers and Planning and Zoning Commission members.
• Monthly advisory meetings with a Land Use Code Phase 1 Working Group of external stakeholders.
• A series of four virtual information sessions in mid-October to explore housing and demographic trends,
planning 101, housing capacity, and housing choice. Recordings of the information sessions are available for
all residents to review at fcgov.com/housing/lucupdates and fcgov.com/vivienda/usodesuelo.
• A series of three community input sessions in late October, in c ollaboration with the Center for Public
Deliberation at CSU. Each session focused on a specific place type - suburban neighborhoods,
neighborhoods with a mix of housing options, and mixed -use neighborhoods. Participants shared their
experiences with housing in these different place types and identified potential changes to consider with LUC
updates. A summary report from the workshops will be available in the coming weeks and will inform the code
drafting process.
Policy Foundation
Code updates are complex, multifaceted efforts that build on years of previous planning work. The LUC is the
City’s primary regulatory tool for implementing our community’s vision as described in various policies and
adopted plans. It is critical to establish a clear understa nding of the relationship between the City’s policy priorities
and the current LUC early in the process. The City has over 300 pages of adopted policies and information to
inform the LUC Updates that primarily come from the following documents:
• Housing Strategic Plan (HSP)
• City Plan
• Our Climate Future (OCF)
• Transit Master Plan
• Land Use Code Audit (which identified opportunities to align LUC with the newly-adopted City Plan)
• Council Priorities (affordable and achievable housing strategies; 15-minute communities)
These documents serve as primary inputs, which were augmented by a series of interviews with Council and
Planning and Zoning Commission Members held in July 2021. Questions focused on the primary policy
documents, and the discussions helped inform the project team about policies most relevant to the LUC Code
Updates.
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From Policies to Guiding Principles
Staff developed an initial list of adopted policies most relevant to the LUC updates. Building on that framework,
recommendations from the Land Use Code Audit, and interviews with Council and Planning and Zoning
Commission Members, the consultant team sorted the policies into categories, which then informed the following
Guiding Principles. (Attachment 1)
Guiding Principles:
1. Increase overall housing capacity (market rate and subsidized/deed restricted) and calibrate market -feasible
incentives for Affordable (subsidized/deed restricted) housing.
2. Enable more affordability, especially near high frequency/capacity transit and priority growth areas.
3. Allow for more diverse housing choices that fit in with the existing context and/or future priority place types.
4. Make the code easier to use and understand.
5. Improve predictability of the development permit review process, especially for housing.
Creating a more equitable code is also a critical priority for the LUC Phase 1 work and is integrated into each of
the guiding principles. An Equity and Opportunity Assessment (EOA) is being prepared as a parallel effort to the
LUC Phase 1 project. The EOA and will help shape and inform the proposed code changes. Analysis of
community vulnerability, gentrification and displacement risk, and access to opportunity will help staff evaluate
proposed changes with triple-bottom-line and equity lenses to ensure that the updated LUC advances the City’s
sustainability and equity goals. Staff anticipates sharing the results of this assessment with Council via
memorandum in November 2021.
The P2P Funnel Diagram summarizes how the project team has distilled hundreds of pages of policies into five
guiding principles that will inform the LUC Updates Diagnostic, Approach, and Revisions.
Initial Diagnostic Report Findings: Biggest Problems to Solve
The Diagnostic Report for the LUC Phase 1 project is centered around the place types identified in City Plan. The
consultant team analyzed each place type and conducted pro forma (development) analyses for a range of
different prototypes to determine potential future housing capacity, es timate a place type’s affordability range, and
identify barriers to affordability. (Attachment 2) Data sources for the analysis included:
• Interviews with local developers to inform assumptions about development costs, rents and housing prices,
and local rate of return targets, as well as barriers to development
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• Online data sources including CoStar (real estate database), RSmeans (construction estimates database),
and Redfin and Zillow (sales and rent prices)
• The City’s current fees and LUC require ments
Initial findings from the LUC Phase 1 diagnostic report suggest several areas of potential improvement, noting
that the current LUC:
1. Limits housing diversity
2. Does not support future place types
3. Does not prioritize housing capacity along transit investment corridors
4. Does not effectively use graphics to communicate building form and use standards
5. Has development standards that do not promote compatible infill
6. Requires a multi-layered approval process that creates uncertainty
The initial findings from the diagnostic analysis indicate that the current LUC does not support affordability or
diversity of housing as envisioned in City Plan’s place types. Data compiled for the HSP found that the housing
needs in Fort Collins are concentrated at the lower end of the income spectrum. For renters, the need is greatest
at 60% AMI and below ($57,540 for a 4-person household); for owners, the need is greatest at 120% AMI and
below ($115,000 for a 4-person household). The City’s current regulations and the cost to construct housing make
it infeasible to produce new housing that would be affordable at these income levels in nearly every zone district.
LUC Approach Considerations: Addressing the Initial Diagnostic Findings
To address the initial findings from the LUC Phase 1 diagnostic report, staff plans to approach code updates with
substantive changes to the content of the LUC, format changes to improve the clarity and effectiveness of code
standards, and procedural improvements to improve usability and adjust levels of review for housing.
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NEXT STEPS
Staff will share a memorandum summarizing the findings of the Equity and Opportunity Assessment by mid
November 2021.
If Council is supportive of the approach outlined at this work session, staff will finalize the diagnostic report and
approach, sharing with Council via memorandum by mid December 2021. The findings from the diagnostic report
will shape the content of draft code updates.
The project team anticipates beginning the code drafting process in early 2022, with a Council work session to
review the draft code prior to adoption.
ATTACHMENTS
1. Policies to Guiding Principles Table (PDF)
2. Diagnostic Report Methodology (PDF)
3. Powerpoint Presentation (PDF)
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Policies 2 Principles TablePhase 1 Land Use Code Updates: ADOPTED POLICIES BY GUIDING PRINCIPLE DocumentPolicy #Policy Text19Advance Phase One of the Land Use Code (LUC) Audit with off‐cycle appropriation. Define additional housing types; create opportunity to increase overall supply; recalibrate incentives for affordable housing production; identify opportunities to add to existing incentives; refine and simplify development processes214Create additional development incentives for affordable housing. The city should evaluate and implement the following priority incentives315Explore/address financing and other barriers to missing middle and innovative housing development. 416Remove barriers to allowed densities through code revisions. 5General Policy DirectionContinue the City’s ongoing efforts to implement recommendations from current housing related studies and other City efforts, including but not limited to 2020 Land Use Code Audita. increase the inventory of affordable rental unitsb. preserve the long‐term affordability and physical condition of existing affordable housingc. increase housing and associated supportive services for people with disabilities6LIV 2PROMOTE INFILL AND REDEVELOPMENT7LIV 2.2 PRIORITY LOCATIONS FOR INFILL AND REDEVELOPMENT. Ensure appropriate use of the City’s public investments in infrastructure /improvements in the following areas to achieve the City’s strategic goals: Downtown District; Urban Mixed‐Use Districts; Mixed‐Employment Districts8LIV 2.3TRANSIT‐ORIENTED DEVELOPMENT. Require higher‐density housing and mixed‐use development in locations that are currently, or will be, served by BRT and/or high‐frequency transit in the future as infill and redevelopment occurs. Promote a variety of housing options for all income levels.9LIV 5.2SUPPLY OF ATTAINABLE HOUSING. Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types.10LIV 5.3LAND FOR RESIDENTIAL DEVELOPMENT. Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice.11LIV 5.5INTEGRATE AND DISTRIBUTE AFFORDABLE HOUSING. Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community.1. Increase overall housing capacity (market rate and subsidized) and calibrate market‐feasible incentivesfor "A"ffordable housingHousing Strategic PlanCity PlanATTACHMENT 11.1Packet Pg. 9Attachment: Policies to Guiding Principles Table (10853 : Phase 1 Land Use Code Update - Housing)
ATTACHMENT 1: Policies 2 Principles Table12LIV 6.4PERMANENT SUPPLY OF AFFORDABLE HOUSING. Create and maintain an up‐to‐date inventory of affordable housing in the community. Pursue policy and regulatory changes that will encourage the rehabilitation and r.etention of affordable housing in perpetuity.13LIV 6.5AGING IN PLACE Retain attainable housing options in existing neighborhoods so residents can “age in place.”14LIV 6.7INCENTIVES. Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, rebates for energy‐saving features, and reducing barriers to the construction and rehabilitation of long‐term affordable housing units.15T 5.2BRT AND HIGH‐FREQUENCY TRANSIT SERVICE. Implement BRT and high‐frequency transit service as shown in this document along major transportation corridors as land use densifies and mobility demands increase, providing links between major activity centers and transit‐oriented development.16MAPFuture Transit Network (pg 59)17MAPMobility Hubs and Future Bike Network (pg 77)18LWPN 4Increase density and mixed uses through the land use code as guided by City Plan19HAH 3Increase the number and diversity of housing types and allow more homes per lot (density) via an update to the City’s Land Use Code20HAH 9Strengthen incentives for mixed‐use development along the MAX corridor to encourage more housingDocumentPolicy #Policy Text19Advance Phase One of the Land Use Code (LUC) Audit with off‐cycle appropriation. Define additional housing types; create opportunity to increase overall supply; recalibrate incentives for affordable housing production; identify opportunities to add to existing incentives; refine and simplify development processes216 Remove barriers to allowed densities through code revisions. 3General Policy DirectionContinue the City’s ongoing efforts to implement recommendations from current housing related studies and other City efforts, including but not limited to 2020 Land Use Code Audita. increase the inventory of affordable rental unitsb. preserve the long‐term affordability and physical condition of existing affordable housingc. increase housing and associated supportive services for people with disabilities4LIV 2.3TRANSIT‐ORIENTED DEVELOPMENT. Require higher‐density housing and mixed‐use development in locations that are currently, or will be, served by BRT and/or high‐frequency transit in the future as infill and redevelopment occurs. Promote a variety of housing options for all income levels.2. Enable more affordability especially near high frequency/capacity transit and priority growth areasCity Plan Our Climate FutureTMPHousing Strategic Plan1.1Packet Pg. 10Attachment: Policies to Guiding Principles Table (10853 : Phase 1 Land Use Code Update - Housing)
ATTACHMENT 1: Policies 2 Principles Table5T 5.2BRT AND HIGH‐FREQUENCY TRANSIT SERVICE. Implement BRT and high‐frequency transit service as shown in this document along major transportation corridors as land use densifies and mobility demands increase, providing links between major activity centers and transit‐oriented development.6MAPFuture Transit Network (pg 59)7MAPMobility Hubs and Future Bike Network (pg 77)8Our Climate FutureHAH 9Strengthen incentives for mixed‐use development along the MAX corridor to encourage more housingDocumentPolicy #Policy Text17Remove barriers to the development of Accessory Dwelling Units.29Advance Phase One of the Land Use Code (LUC) Audit with off‐cycle appropriation. Define additional housing types; create opportunity to increase overall supply; recalibrate incentives for affordable housing production; identify opportunities to add to existing incentives; refine and simplify development processes315Explore/address financing and other barriers to missing middle and innovative housing development. 4General Policy DirectionContinue the City’s ongoing efforts to implement recommendations from current housing related studies and other City efforts, including but not limited to 2020 Land Use Code Audita. increase the inventory of affordable rental unitsb. preserve the long‐term affordability and physical condition of existing affordable housingc. increase housing and associated supportive services for people with disabilities5LIV 2PROMOTE INFILL AND REDEVELOPMENT6LIV 2.1REVITALIZATION OF UNDERUTILIZED PROPERTIESSupport adaptive reuse of existing buildings (especially those that have historic significance)7LIV 2.2 PRIORITY LOCATIONS FOR INFILL AND REDEVELOPMENT. Ensure appropriate use of the City’s public investments in infrastructure /improvements in the following areas to achieve the City’s strategic goals:• Downtown District;• Urban Mixed‐Use Districts;• Mixed‐Employment Districts3. Allow for more diverse housing choices that fit in with the existing context and/or future priority placetypesTMPHousing Strategic Plan1.1Packet Pg. 11Attachment: Policies to Guiding Principles Table (10853 : Phase 1 Land Use Code Update - Housing)
ATTACHMENT 1: Policies 2 Principles Table8LIV 2.3TRANSIT‐ORIENTED DEVELOPMENT. Require higher‐density housing and mixed‐use development in locations that are currently, or will be, served by BRT and/or high‐frequency transit in the future as infill and redevelopment occurs. Promote a variety of housing options for all income levels.9LIV 3Maintain and enhance our unique character and sense of place as the community grows.10LIV 3.4DESIGN STANDARDS AND GUIDELINES. Maintain a robust set of citywide design standards as part of the City’s Land Use Code to ensure a flexible, yet predictable, level of quality for future development that advances the community’s sustainability goals, e.g., climate action. Continue to develop and adopt location‐specific standards or guidelines where unique characteristics exist to promote the compatibility of infill redevelopment.11LIV 3.5DISTINCTIVE DESIGN. Require the adaptation of standardized corporate architecture to reflect local values and ensure that the community’s appearance remains unique. Development should not consist solely of repetitive design that may be found in other communities12LIV 3.6 CONTEXT‐SENSITIVE DEVELOPMENT. Ensure that all development contributes to the positive character of the surrounding area. Building materials, architectural details, color range, building massing, and relationships to streets and sidewalks should be tailored to the surrounding area.13LIV 4.2COMPATIBILITY OF ADJACENT DEVELOPMENT. Ensure that development that occurs in adjacent districts complements and enhances the positive qualities of existing neighborhoods. Developments that share a property line and/or street frontage with an existing neighborhood should promote compatibility by:• Continuing established block patterns and streets to improve access to services and amenities from the adjacent neighborhood;• Incorporating context‐sensitive buildings and site features (e.g., similar size, scale and materials); and • Locating parking and service areas where impacts on existing neighborhoods—such as noise and traffic—will be minimized14LIV 5CREATE MORE OPPORTUNITIES FOR HOUSING CHOICES15LIV 5.1HOUSING OPTIONS. To enhance community health and livability, encourage a variety of housing types and densities, including mixed‐used developments that are well served by public transportation and close to employment centers, shopping, services and amenities.16LIV 5.2SUPPLY OF ATTAINABLE HOUSING. Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types.17LIV 5.3LAND FOR RESIDENTIAL DEVELOPMENT. Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice.18LIV 5.5INTEGRATE AND DISTRIBUTE AFFORDABLE HOUSING. Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community.City Plan1.1Packet Pg. 12Attachment: Policies to Guiding Principles Table (10853 : Phase 1 Land Use Code Update - Housing)
ATTACHMENT 1: Policies 2 Principles Table19LIV 5.6EXISTING NEIGHBORHOODS. Expand housing options in existing neighborhoods (where permitted by underlying zoning) by encouraging:• Infill development on vacant and underutilized lots;• Internal ADUs such as basement or upstairs apartments; • Detached ADUs on lots of sufficient size; and• Duplexes, townhomes or other alternatives to detached single‐family homes that are compatible with the scale and mass of adjacent properties20LIV 6.4PERMANENT SUPPLY OF AFFORDABLE HOUSING. Create and maintain an up‐to‐date inventory of affordable housing in the community. Pursue policy and regulatory changes that will encourage the rehabilitation and r.etention of affordable housing in perpetuity.21LIV 6.5AGING IN PLACE Retain attainable housing options in existing neighborhoods so residents can “age in place.”22T 5.2BRT AND HIGH‐FREQUENCY TRANSIT SERVICE. Implement BRT and high‐frequency transit service as shown in this document along major transportation corridors as land use densifies and mobility demands increase, providing links between major activity centers and transit‐oriented development.23MAPFuture Transit Network (pg 59)24MAPMobility Hubs and Future Bike Network (pg 77)25LWPN 2Evaluate opportunities within the Land Use Code to better encourage the development of “complete neighborhoods” that include a variety of housing options, access to services and amenities, and proximity of housing to jobs26HAH 3Increase the number and diversity of housing types and allow more homes per lot (density) via an update to the City’s Land Use Code27Theme 1Align Zoning Districts and Uses with Structure Plan Place Types28Theme 2Create More Opportunities for a Range of Housing Options. 4. Make the code easier to use and understandDocumentPolicy #Policy Text1Theme 3Clarify and Simplify Development Standards 2Theme 4Enhance the Development Review Procedures 3Theme 5Create a More User-Friendly Document Our Climate FutureCode AuditCode AuditTMP1.1Packet Pg. 13Attachment: Policies to Guiding Principles Table (10853 : Phase 1 Land Use Code Update - Housing)
ATTACHMENT 1: Policies 2 Principles Table5. Improve predictability of the development review process especially for housingDocumentPolicy #Policy Text1Housing Strategic Plan9Advance Phase One of the Land Use Code (LUC) Audit with off‐cycle appropriation. Define additional housing types; create opportunity to increase overall supply; recalibrate incentives for affordable housing production; identify opportunities to add to existing incentives; refine and simplify development processes2City PlanLIV 3.4DESIGN STANDARDS AND GUIDELINES. Maintain a robust set of citywide design standards as part of the City’s Land Use Code to ensure a flexible, yet predictable, level of quality for future development that advances the community’s sustainability goals, e.g., climate action. Continue to develop and adopt location‐specific standards or guidelines where unique characteristics exist to promote the compatibility of infill redevelopment.3Theme 3Clarify and Simplify Development Standards 4Theme 4Enhance the Development Review Procedures Code Audit1.1Packet Pg. 14Attachment: Policies to Guiding Principles Table (10853 : Phase 1 Land Use Code Update - Housing)
MEMORANDUM
Diagnostic Report Methods and Data Sources
Fort Collins Code Update
TO:Samantha Suter, Metta Urban Design
FROM:Jamin Kimmell, Julia Michel, and Lydia Ness, Cascadia Partners LLC
DATE:October 13, 2021
The purpose of this memo is to provide background information on the Diagnostic Report
prepared by Cascadia Partners for the Land Use Code Update for the City of Fort Collins. The
memo provides an overview of the pro-forma modeling process, outlines data sources used,
and provides a summary of all key assumptions.
Overview
What is a pro-forma?
Cascadia Partners applied a real estate pro forma modeling process to assess the market
feasibility and a fordability of a range of housing types in a range of zone districts across the
city. A real estate pro-forma is a financial model that estimates the return-on-investment of a
hypothetical development project given a set of inputs. These inputs include the physical
development program (number of units or square footage, unit or space types and sizes) as
well as financial inputs for the costs and revenues associated with the project. The output of
the model can be an estimate of the profitability of the project, the minimum sale price or
rent rate needed to meet a target level of profitability, or the maximum cost of land
acquisition to meet a target level of profitability.
What is a prototype?
Each pro-forma is built around a housing prototype. The prototype is intended to represent a
typical development that would be permitted in the zone district under current standards.
The prototypes were calibrated to comply with the applicable requirements of the Land Use
Code in each zone district, including minimum lot size, minimum setbacks, maximum height,
maximum density, and minimum parking requirements. The lot sizes assumed for each
prototype are based on a quantitative analysis of the existing lot sizes in each zone district as
well as a qualitative estimate of typical lot widths or depths using GIS data. For infill or
redevelopment prototypes, the team typically chose a lot size on the smaller end of the range
for the zone because zoning standards are o ten most di ficult to meet on smaller lots. The
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pro-formas also incorporate local market prices, rents, impact and permitting fees, taxes, and
construction costs.
A summary table with all the key data on each prototype is provided at the end of this memo.
The remainder of this memo details the data sources used in the analysis and key
assumptions used for pro-forma inputs.
Data Sources
The data sources, both qualitative and quantitative, provided an understanding of the market
conditions, development costs, and rent and sales prices for various residential development
types in Fort Collins.
Developer interviews
Six local developers were interviewed to understand development costs, market rents and
prices, and local rate of return targets, as well as barriers to development. The developers
interviewed have experience ranging from developing small single family homes in planned
unit developments to multi-unit mixed use projects.
○Landon Hoover,Hartford Homes
○Ceri Jones,Trailhead Homes
○Dave Phillips,Philgreen Construction
○David Jaudes,McWhinney
○Nikki Je fries,Sunrise Land Group
○Gino Campana,Bellisimo, Inc
Online data sources
Online data sources were used to estimate various market conditions and development costs.
CoStar, a real estate database, was used to determine the average rent price, rent per square
foot, and unit size for multifamily built a ter 2015 in residential and mixed use zones in Fort
Collins.
RSmeans, a construction estimating database, was used to determine average current
construction costs for various housing types, including single family homes, multifamily, and
townhouses.
Redfin and Zillow data were used to determine average sale prices per sq t, average unit size,
and average lot size for single-family homes and townhouses built a ter 2015 in various
residential and mixed use zones in Fort Collins. The data was also used to determine average
sale prices for vacant lots in various residential and mixed use zones in Fort Collins.
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Packet Pg. 16 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Key Assumptions
Construction Costs Cost (per sqft)
Single Family Detached $150
Townhouse $155
Multi-Family up to 4 stories (Wood frame)$175
Mixed-Use or Multi Family 5 or more
stories (podium construction)
$200
Land & Site Development Costs Land Cost
(per sqft)
Site Development
Cost (per sqft)
Demo Cost
(per sqft floor area)
Raw Land $5 $8 -
Finished Lots $25 --
Infill Lots $20 -$15
Market Prices & Unit Sizes Market Price
(per sqft)
Unit Size (sqft)
Urban Suburban
Single Family Detached $240 1,800 (3-bed)2,000 (4-bed)
Townhouse $270 1,500 (3-bed)1,800 (3-bed)
Condominium $290 750 (1-bed)1,000 (2-bed)
Market Rents &
Unit Sizes
Rent Price
(per sqft)
Urban Suburban
Unit Size (sqft)Mix Unit Size (sqft)Mix
3-Bedroom $1.80 1,100 10%1,200 20%
2-Bedroom $2.00 850 20%975 30%
1-Bedroom $2.20 650 30%725 30%
Studio $2.70 500 40%500 20%
Average -675 -850 -
1.2
Packet Pg. 17 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Property Tax Residential Commercial
Tax Rate 9.40%9.40%
Assessment Ratio 7.15%29.00%
Target Returns
Internal Rate of Return 12%
Project Rate of Return 15%
Fort Collins Area Median Income $95,900 (4 Person Household)
Impact Fees
Fees below are calculated based on the number of units or loor area of each prototype.
System Development
Charges
Link to Fee Information Fee Formula
Water & Sewer Fort Collins - Loveland Water
District Tap Fee Schedule
See link
Electric Electric Development Fee
Estimator
Single Family and/or Townhome:
$1,374 per unit
Multifamily:
$2,172 per unit
Stormwater Fort Collins Stormwater Plan
Investment Fee
See link
Building Permit Building Services - How to
Calculate Building Permit Fees
See Link
Capital Improvement Fees Capital Improvement Expansion
Fees
See link
Larimer Regional Road Fees Engineering - Larimer County
Regional Road Fees
See Link
Poudre School District
Impact Fees
Building Permit Fee Schedule Single Family Detached or 2 - 4
Attached Units:
$1,710 per unit
5 or more Attached Units:
$855 per unit
1.2
Packet Pg. 18 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Thompson School District
Impact Fees
Building Permit Fee Schedule Single Family Detached or 2 - 4
Attached Units:
$1,382 per unit
5 or more Attached Units:
$946 per unit
City and County Tax Building Permit Fee Schedule 4.65% on half of the total
construction valuation
Development Review Fees Transportation Development
Review Fees
Poudre Fire Authority
Development Review Fee
Estimate: $2,000
1.2
Packet Pg. 19 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Prototype RL Infill SFD RL Large Site
SFD
NCL Infill SF
Detached
NCM Infill
Fourplex
NCM Infill
Fourplex
Zone(s)RL RL NCL NCM NCM
Access Front Front Front Alley Alley
Site Type Finished Lot Raw Land Infill Infill Infill
Unit Size/Mix Suburban Suburban Urban Urban Urban
Tenure Owner Owner Owner Owner Rental
Site Dimensions 60 x 100 200 x 218 50 x 140 50 x 140 50 x 140
Gross Site Area (sf)6,000 43,560 7,000 7,000 7,000
Right‐of‐Way (sf)0 10,890 0 0 0
Dedicated Open Space (sf)00000
Net Site Area (sf)6,000 32,670 7,000 7,000 7,000
Gross to Net Ratio 100% 75% 100% 100% 100%
Lot Size (sf, average)‐‐‐‐‐
Lot Dimensions (ft)‐‐‐‐‐
Bldg. Height (stories)2.0 2.0 2.0 2.0 2.0
# of Units 15144
Front Setback (ft)20 20 15 15 15
Rear Setback (ft)15 15 15 15 15
Side Setback (ft)55555
Unit Size (average)2,000 2,000 1,800 650 650
Bldg Footprint (%)15% 17% 14% 21% 21%
Parking Footprint (%)18% 6% 12% 34% 34%
OS/Landscape (%)67% 52% 74% 45% 45%
Density (units/ac)7 5 6 25 25
Parking Spaces 315266
Parking Ratio 3.0 3.0 2.0 1.5 1.5
Min Feasible Sale Price $707,287 $655,624 $639,647 $261,293 ‐
Broker Fees $35,364 $32,781 $31,982 $13,065 ‐
Total Purchase Price $742,651 $688,405 $671,629 $274,358 ‐
Upfront UFMIP $12,996 $12,047 $11,754 $4,801 ‐
Loan Amount $703,662 $652,264 $636,369 $259,954 ‐
Mortgage Payment $3,777 $3,501 $3,416 $1,395 ‐
Mortgage Insurance $498 $462 $451 $184 ‐
Property Taxes $396 $367 $358 $146 ‐
Utilities $300 $300 $300 $300 ‐
Total Housing Costs $4,972 $4,631 $4,525 $2,026 ‐
Min Feasible Rent (avg)‐$1,892
Utilities ‐‐‐‐$200
Total Housing Costs ‐‐‐‐$2,092
Annual Income Needed $198,872 $185,222 $181,001 $81,036 $83,664
AMI Level 207% 193% 189% 85% 87%
Market Price/Rent $480,000 $480,000 $432,000 $188,500 $1,430
IRR @ Market Price ‐‐7.5%
RoR @ Market Price ‐22.0%‐15.81%‐22%‐12%‐
RLV @ Market Price (sf)‐$4 ‐$12 ‐$5 ‐$8 ‐$11
Affordability
Renter
Financials
Investor
Financials
Physical
Form
Buyer
Financials
1.2
Packet Pg. 20 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Prototype NCB Infill
Apartments
NCB Infill
Apartments
LMN Infill
Townhouses
LMN Large Site
Townhouses
LMN Large Site
Apartments
Zone(s)NCB NCB LMN LMN LMN
Access Alley Alley Front Front Front
Site Type Infill Infill Infill Raw Land Raw Land
Unit Size/Mix Urban Urban Urban Urban Suburban
Tenure Owner Rental Owner Owner Rental
Site Dimensions 50 x 140 50 x 140 70 x 140 436 x 550 436 x 550
Gross Site Area (sf)7,000 7,000 9,800 239,800 239,801
Right‐of‐Way (sf)0 0 0 59,950 59,950
Dedicated Open Space (sf)0 0 0 5,000 5,000
Net Site Area (sf)7,000 7,000 9,800 174,850 174,851
Gross to Net Ratio 100% 100% 100% 73% 73%
Lot Size (sf, average)‐‐4,900 2,500 ‐
Lot Dimensions (ft)‐‐35 x 140 25 x 100 ‐
Bldg. Height (stories)3.0 3.0 2.5 2.5 2.5
# of Units 6 6 2 49 49
Front Setback (ft)15 15 15 15 15
Rear Setback (ft)15 15 8 8 8
Side Setback (ft)55555
Unit Size (average)650 650 1,500 1,500 850
Bldg Footprint (%)23% 23% 9% 21% 9%
Parking Footprint (%)40% 40% 17% 7% 14%
OS/Landscape (%)37% 37% 9% 45% 50%
Density (units/ac)37 37 9 9 9
Parking Spaces 9 9 4 98 83
Parking Ratio 1.5 1.5 2.0 2.0 1.69
Min Feasible Sale Price $246,117 ‐$578,591 $495,998 ‐
Broker Fees $12,306 ‐$28,930 $24,800 ‐
Total Purchase Price $258,423 ‐$607,521 $520,798 ‐
Upfront UFMIP $4,522 ‐$10,632 $9,114 ‐
Loan Amount $244,856 ‐$575,626 $493,456 ‐
Mortgage Payment $1,314 ‐$3,090 $2,649 ‐
Mortgage Insurance $173 ‐$408 $350 ‐
Property Taxes $138 ‐$324 $278 ‐
Utilities $300 ‐$300 $300 ‐
Total Housing Costs $1,926 ‐$4,122 $3,576 ‐
Min Feasible Rent (avg)$2,000 $2,813
Utilities ‐$200 ‐‐$200
Total Housing Costs ‐$2,200 ‐‐$3,013
Annual Income Needed $77,027 $88,000 $164,870 $143,048 $120,528
AMI Level 80% 92% 172% 149% 126%
Market Price/Rent $217,500 $1,430 $405,000 $405,000 $1,836
IRR @ Market Price ‐7.3%‐‐5.3%
RoR @ Market Price ‐11.9%‐‐19.5%‐6.1%‐
RLV @ Market Price (sf)‐$24 ‐$23 ‐$3 ‐$10 ‐$17
Affordability
Renter
Financials
Investor
Financials
Physical
Form
Buyer
Financials
1.2
Packet Pg. 21 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Prototype MMN Infill
Apartments
MMN Large Site
Apartments
HMN Infill
Apartments
Downtown
Mixed Use
Downtown
Mixed Use
Zone(s)MMN MMN HMN D D
Access Alley Front Alley Alley Alley
Site Type Infill Raw Land Infill Infill Infill
Unit Size/Mix Urban Urban Urban Urban Urban
Tenure Rental Rental Rental Owner Rental
Site Dimensions 75 x 100 250 x 348 100 x 150 70 x 140 70 x 140
Gross Site Area (sf)7,500 87,120 15,000 9,800 9,800
Right‐of‐Way (sf)0 21,780 0 0 0
Dedicated Open Space (sf)0 0000
Net Site Area (sf)7,500 65,340 15,000 9,800 9,800
Gross to Net Ratio 100% 75% 100% 100% 100%
Lot Size (sf, average)‐ ‐‐‐‐
Lot Dimensions (ft)‐ ‐‐‐‐
Bldg. Height (stories)3.0 3.0 4.0 7.0 7.0
# of Units 6 70161010
Front Setback (ft)15 15 15 19 19
Rear Setback (ft)8 8855
Side Setback (ft)5 5500
Unit Size (average)675 675 675 625 675
Bldg Footprint (%)24% 24% 22% 19% 19%
Parking Footprint (%)40% 30% 54% 62% 60%
OS/Landscape (%)36% 11% 24% 19% 21%
Density (units/ac)35 35 47 49 44
Parking Spaces 10 112 26 18 19
Parking Ratio 1.67 1.60 1.63 1.80 1.90
Min Feasible Sale Price $339,672
Broker Fees ‐‐‐$16,984 ‐
Total Purchase Price ‐‐‐$356,656 ‐
Upfront UFMIP ‐‐‐$6,241 ‐
Loan Amount ‐‐‐$337,931 ‐
Mortgage Payment ‐‐‐$1,814 ‐
Mortgage Insurance ‐‐‐$239 ‐
Property Taxes ‐‐‐$190 ‐
Utilities ‐‐‐$300 ‐
Total Housing Costs ‐‐‐$2,544 ‐
Min Feasible Rent (avg)$2,298 $2,061 $2,096 $2,562
Utilities $200 $200 $200 ‐$200
Total Housing Costs $2,498 $2,261 $2,296 ‐$2,762
Annual Income Needed $99,909 $90,420 $91,851 $101,745 $110,480
AMI Level 104% 94% 96% 106% 115%
Market Price/Rent $1,566 $1,566 $1,566 $181,250 $1,566
IRR @ Market Price 6.0% 7.6% 7.4%‐4.6%
RoR @ Market Price ‐‐‐‐29.0%‐
RLV @ Market Price (sf)‐$45 ‐$39 ‐$43 ‐$98 ‐$89
Affordability
Renter
Financials
Investor
Financials
Physical
Form
Buyer
Financials
1.2
Packet Pg. 22 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Prototype Commercial Infill
Mixed Use
Commercial Infill
Apartments
Harmony
Corridor Mixed
Use
Harmony
Corridor
Apartments
TOD Overlay
Mixed Use
TOD Overlay
Apartments
Zone(s)CC, CG, NC CC, CG, NC HC HC TOD TOD
Access Front Front Front Front Front Front
Site Type Infill Infill Infill Infill Infill Infill
Unit Size/Mix Urban Urban Urban Urban Urban Urban
Tenure Rental Rental Rental Rental Rental Rental
Site Dimensions 100 x 150 100 x 150 100 x 150 100 x 150 100 x 150 100 x 150
Gross Site Area (sf)15,000 15,000 15,000 15,000 15,000 15,000
Right‐of‐Way (sf)0 0 0 000
Dedicated Open Space (sf)0 0 0 000
Net Site Area (sf)15,000 15,000 15,000 15,000 15,000 15,000
Gross to Net Ratio 100% 100% 100% 100% 100% 100%
Lot Size (sf, average)‐ ‐ ‐ ‐‐‐
Lot Dimensions (ft)‐ ‐ ‐ ‐‐‐
Bldg. Height (stories)4.0 4.0 6.0 3.0 5.0 4.0
# of Units 17 15 21 14 27 23
Front Setback (ft)0 15 0 15 0 15
Rear Setback (ft)0 8 0 808
Side Setback (ft)0 5 0 505
Unit Size (average)675 675 675 675 675 675
Bldg Footprint (%)29% 22% 22% 27% 35% 34%
Parking Footprint (%)67% 50% 78% 47% 58% 41%
OS/Landscape (%)4% 28% 0% 26% 7% 25%
Density (units/ac)49 43 61 40 78 66
Parking Spaces 32 24 37 22 28 20
Parking Ratio 1.88 1.60 1.76 1.57 1.04 0.87
Min Feasible Sale Price
Broker Fees ‐‐ ‐‐
Total Purchase Price ‐‐ ‐‐
Upfront UFMIP ‐‐ ‐‐
Loan Amount ‐‐ ‐‐
Mortgage Payment ‐‐ ‐‐
Mortgage Insurance ‐‐ ‐‐
Property Taxes ‐‐ ‐‐
Utilities ‐‐ ‐‐
Total Housing Costs ‐‐ ‐‐
Min Feasible Rent (avg)$2,526 $2,108 $2,406 $2,122 $2,347 $2,012
Utilities $200 $200 $200 $200 $200 $200
Total Housing Costs $2,726 $2,308 $2,606 $2,322 $2,547 $2,212
Annual Income Needed $109,038 $92,337 $104,247 $92,893 $101,878 $88,500
AMI Level 114% 96% 109% 97% 106% 92%
Market Price/Rent $1,566 $1,566 $1,566 $1,566 $1,566 $1,566
IRR @ Market Price 4.8% 7.3% 5.5% 7.2% 5.8% 8.0%
RoR @ Market Price ‐ ‐ ‐ ‐‐‐
RLV @ Market Price (sf)‐$97 ‐$41 ‐$109 ‐$38 ‐$133 ‐$57
Affordability
Renter
Financials
Investor
Financials
Physical
Form
Buyer
Financials
1.2
Packet Pg. 23 Attachment: Diagnostic Report Methodology (10853 : Phase 1 Land Use Code Update - Housing)
Housing Strategic Plan Implementation:LUC Phase 1 Updates DiagnosticNovember 9, 2021Noah Beals | Senior City Planner Meaghan Overton | Housing ManagerATTACHMENT 31.3Packet Pg. 24Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Discussion21. What feedback do Councilmembers have on the Guiding Principles for the Land Use Code Phase 1 Process?2. What questions or additional ideas do Councilmembers have on the initial diagnostic report findings and code approach considerations?1.3Packet Pg. 25Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
3PURPOSE: What are we doing?1.3Packet Pg. 26Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
4PURPOSE: Implementing Our Plans!1.3Packet Pg. 27Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
LUC Updates Diagnostic Process5POLICIESCODE AUDITPRIORITIESPROBLEM STATEMENTSGUIDING PRINCIPLESInputsP2P MatrixREVISIONSAPPROACHMenuDIAGNOSTICINTERVIEWS WITH CITY COUNCIL AND P&Z STAFF WORKSESSIONSCOMMUNITY ENGAGEMENT1.3Packet Pg. 28Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Five Priority Place Types61.3Packet Pg. 29Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Our Vision:“Everyone in Fort Collins has healthy, stable housing they can afford”Key Outcomes71.3Packet Pg. 30Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Transit Centers & Mobility Hubs81.3Packet Pg. 31Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Future Transit Demand (2040)91.3Packet Pg. 32Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Live Smaller101.3Packet Pg. 33Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
An audit of our Land Use Code (adopted in 1997) was prepared upon adoption of City PlanLand Use Code Audit115 Themes:1. Align Zoning Districts and Uses with Structure Plan Place Types2. Create More Opportunities for a Range of Housing Options3. Clarify and Simplify Development Standards4. Enhance the Development Review Procedures5. Create a More User-Friendly Document1.3Packet Pg. 34Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Guiding Principles Discussion121. Increase overall housing capacity (market rate and subsidized) and calibrate market-feasible incentives for Affordable housing2. Enable more affordability especially near high frequency/capacity transitand priority growth areas 3. Allow for more diverse housing choices that fit in with the existing contextand/or futurepriority place types4. Make the code easier to use and understand5. Improve predictabilityof the development permit review process especially for housing1.3Packet Pg. 35Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
13PROJECT UPDATE: Some Initial Findings1.3Packet Pg. 36Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Initial Diagnostic Report Findings 141. LUC limits Housing Diversity2. LUC does not support Future Place Types 3. LUC does not prioritize housing capacity along transit investments4. LUC does not effectively use Graphics to communicate Building Form and Use Standards 5. Development standards do not promote compatible infill6. Multi-layered approval process creates uncertainty 1.3Packet Pg. 37Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
15•Uncertainty:Most housing types are notallowed through basic development review and require administrative or P&Z review except in NCB Zone.•“Missing middle” housing types like triplex/fourplexes, townhouses, and cottage cluster housing are grouped with multi-family housing, even though they can fit inwith existing house-scale neighborhoods.• There are opportunities to allow a wider variety of housing types that fit inwith existing neighborhoods.The limited range of housing types allowed in each zone do not support housing diversity Finding 1: LUC Limits Housing Diversity1.3Packet Pg. 38Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Finding 2: LUC does not support Place Types161.3Packet Pg. 39Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
17Finding 2: LUC does not support Place Types1.3Packet Pg. 40Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
18Finding 2: LUC does not support Place TypesLMN zone districts comprise more than 40% of the land assigned as Mixed Neighborhood Place Type but the code standards discourage compact, lower cost housing like apartments and townhouses.• The maximum density of the LMN zone is 9 units per acre. On a lot this size, this constrains the site to 2 units.• The min feasible sale price for a 2-unit townhouse project on this lot size is about $580,000. This price is only affordable to households earning $164,000 a year (172% of AMI).• Nearly 75% of the lot is left undeveloped. More units cannot be added to the site due to the density limit. To make this project work, a developer would likely choose to build larger units and target higher end buyers.Case Study: LMN Zone Townhouses1.3Packet Pg. 41Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
19Finding 3: LUC does not prioritize housing capacity along transit1.3Packet Pg. 42Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
20Finding 3: LUC does not prioritize housing capacity along transitZone Districts that comprise Mixed-Use District Place Types 1.3Packet Pg. 43Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
21Finding 3: LUC does not prioritize housing capacity along transitHousing Types allowed by Zone District1.3Packet Pg. 44Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
22Finding 4: LUC does not effectively use Graphics and Tables1.3Packet Pg. 45Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
23Finding 5: Development standards do not promote compatible infill1.3Packet Pg. 46Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
24Finding 6: Multi-layered approval process creates uncertainty1.3Packet Pg. 47Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
25LUC APPROACH CONSIDERATIONS1.3Packet Pg. 48Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
26REVISIONSAPPROACHDIAGNOSTIC1.3Packet Pg. 49Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
27SubstantiveFormat Process1. LUC limits Housing Diversity2. LUC does not support Future Place Types 3. LUC does not prioritize housing capacity along transit investments4. LUC does not effectively use Graphics to communicate Building Form and Use Standards 5. Development standards do not promote compatible infill6. Multi-layered approval process creates uncertainty 24561.3Packet Pg. 50Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
28NEXT STEPS1.3Packet Pg. 51Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Land Use Code Phase 1 Timeline29Mar-Apr 2022: AdoptJan-Mar 2022: ReviewDec-Jan 2021: DraftNov-Dec 2021: ProposeOct-Nov 2021: DiagnoseSept-Oct 2021: ExploreSummer 2021: Begin projectOct-Nov 2021: Diagnose1.3Packet Pg. 52Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Next Steps301. Equity & Opportunity Assessment – Memo to Council mid Nov2. Diagnostic Report & Approach –Memo to Council mid Dec3. Draft Code –early 20221.3Packet Pg. 53Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
31DISCUSSION1.3Packet Pg. 54Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Discussion321. What feedback do Councilmembers have on the Guiding Principles for the Land Use Code Phase 1 Process?2. What questions or additional ideas do Councilmembers have on the initial diagnostic report findings and code approach considerations?1.3Packet Pg. 55Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
Guiding Principles Discussion331. Increase overall housing capacity (market rate and subsidized) and calibrate market-feasible incentives for Affordable housing2. Enable more affordability especially near high frequency/capacity transitand priority growth areas 3. Allow for more diverse housing choices that fit in with the existing contextand/or futurepriority place types4. Make the code easier to use and understand5. Improve predictabilityof the development permit review process especially for housing1.3Packet Pg. 56Attachment: Powerpoint Presentation (10853 : Phase 1 Land Use Code Update - Housing)
DATE:
STAFF:
November 9, 2021
Kirk Longstein, Project Manager
Paul Sizemore, Director, Comm. Devt. & Neighborhood
Serv.
Russ Hovland, Chief Building Official
WORK SESSION ITEM
City Council
SUBJECT FOR DISCUSSION
2021 Building Code Adoption Process.
EXECUTIVE SUMMARY
The purpose of this Work Session is to seek Council direction on the adoption of:
1. The 2021 International Codes (I-Codes) which represent the most up-to-date body of codes regulating
building construction; and
2. Local Code amendments that align with City plans and policies, including, but not limited to City Plan, Our
Climate Future, Housing Strategic Plan, and Water Efficiency Plan.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. What feedback do Councilmembers have on the proposed local code amendments related to energy and
water conservation, and electric vehicle charging infrastructure?
2. What additional information does Council need prior to considering Building Codes in 2022?
BACKGROUND / DISCUSSION
The purpose of this item is to ask for Council direction and feedback regarding adoption of the following updated
2021 body of International Codes and new local amendments in early 2022 which together regulate building
construction:
• 2021 International Building Code (IBC)
• 2021 International Residential Code (IRC)
• 2021 International Mechanical Code (IMC)
• 2021 International Fuel Gas Code (IFGC)
• 2021 International Energy Conservation Code (IECC)
• 2021 International Existing Building Code (IEBC)
• 2021 International Swimming Pool and Spa Code (ISPSC)
• 2021 International Property Maintenance Code (IPMC)
• Colorado Plumbing Code
The 2021 International Codes represent the most up-to-date body of codes regulating building construction to
safeguard the public health, safety, and general welfare by regulating structural strength and stability, sanitation,
light and ventilation, energy conservation, and property pro tection from hazards attributed to the built environment
within the City of Fort Collins.
The 2021 International Codes will replace the 2018 editions which were adopted on January 12, 2019. These
codes are reviewed and voted on by code officials and construction industry professionals from across the
country and published every three years under the oversight of the International Code Council (ICC). These core
2021 I-Codes represent the latest construction publications from the ICC.
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November 9, 2021 Page 2
Alignment with City Plans and Policies
The recommended Code package and local amendments align with Citywide policies including City Plan, Our
Climate Future, the Housing Strategic Plan and the Water Efficiency Plan.
• City Plan (2019) includes a focus on promoting sustainable d evelopment practices and policies which seek to
reduce net energy and water use in new and existing development.
• The Our Climate Future (OCF, 2021) plan includes Big and Next Moves spanning energy, housing and
resilience (Efficient, Emissions Free Buildings; 100% Renewable Electricity; Healthy Affordable Housing).
OCF also includes specific guidance for adoption of the latest building codes and direction for developing
energy performance paths to zero carbon building by 2030 and the strategy to update codes to address
existing and new developments in indoor and outdoor water efficiency.
• The Housing Strategic Plan (2021) includes a vision that “Everyone has healthy, stable housing they can
afford,” and includes specific strategies which promote visitabi lity and connect to health and affordability with
OCF.
• The Water Efficiency Plan (2015) includes a goal of reducing use to 130 gallons per capita per day by 2030.
One of the five strategic focus areas is to encourage greater integration of water efficiency into land use
planning and building codes.
• Electric Vehicle Readiness Roadmap (2018) establishes a vision, goals, and clearly defined roles for City
Departments, the private sector, and the Fort Collins community to inform policies to increase EV ch arging
infrastructure.
Changes in the 2021 I-Codes and local amendments address building science best practices that promote the
efficient and cost-effective provision of public infrastructure and services; and support the development of the
types of places we would like to see in our community in the future. Building codes represent a community
partnership that continues to advance community plans and policy goals within our built environment.
Key changes in the 2021 I-codes and local amendments include:
• Energy code changes such as improved insulation R-values and window U-values, increased equipment, and
lighting
• Adoption of solar ready code appendix for commercial and residential
• Radon testing
• Changes to residential plumbing design and increased efficiency for water fixtures
• Electric Vehicle (EV) charging infrastructure
• Removal of current local amendments that have been incorporated into the 2021 I -codes as written
• Continue the removal of the requirement for fire sprinkler systems in new det ached houses
Code Review Committee and Public Engagement
• January - May 2021: ICC Code Release and Staff Review
• May - September 2021: Technical Code Review Committee
• September - October 2021: Boards and Commissions
Each year, the ICC develops construction and public safety codes through a governmental consensus process.
The governmental consensus process leaves the final determination of code provisions in the hands of public
safety officials who represents the public interest. This system of code development has provided the highest
level of safety in the world for more than 90 years.
Once released by the ICC, City staff convene a local technical Code Review Committee to review the new codes
and all local amendments recommended by City Staff. The volunteer Code Review Committee represents a
spectrum from across the local construction industry including private developers, residential and commercial
builders, architects, engineers, energy conservation professionals, Poudre Fire Authority, and City s taff. This
committee voted and provided the foundational technical review of Code provisions recommended by City staff
and presented to Community Boards and Commissions. The Code Review Committee provided
recommendations to staff and provided an invaluabl e consultant role for the code package presented for Council
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November 9, 2021 Page 3
approval. Members of the technical Code Review Committee are listed. (Attachment 1)
After the City’s technical Code Review Committee (CRC) completed its recommendations (Attachment 2) for
adoption, staff presented the information and the Code Review Committee’s recommendations to Boards and
Commissions. Staff asked Boards and Commissions for their support and feedback of the CRC
recommendations. Community feedback from boards, commissions and Citizen groups are summarized below.
Staff engaged twelve boards and commissions (all boards and commissions that responded to our request to
present and solicit feedback), as well as the Northern Colorado Home Builder Association and Chamber of
Commerce. The primary themes received as feedback include:
• Increasing first year construction costs impact housing affordability.
• Adopting building Codes and EV local amendments provide community benefits that outweigh first year
construction cost increases.
• Increasing regulations push builders to build homes in adjacent communities.
• Adoption of new building codes and all-electric ready local amendments provide benefits to future Fort Collins
residents by avoiding potential retrofit costs.
• Uncertainty related to Fort Collins Utilities ability to maintain reliability from increasing building loads from
electric vehicles and all-electric ready homes.
• Maintain incremental construction costs increases rather than large increases by adopting codes every three
years.
• Energy and Water Conservation related Codes provide life cycle cost benefits and reduce potential Utilities
cost burden.
Staff Recommendations for 2021 Building Code adoption by City Council
After a yearlong technical review and public involvement process, City Staff recommend code changes for
Council consideration. Staff has provided details in the following attachments:
1. Summary of Staff recommendations for adoption, (Attachment 2) including:
a. Cost related to proposed changes
b. Code Review Committee’s input
2. Water efficiency code recommendations (Attachment 3)
3. Electric Vehicle Charging Infrastructure Building codes recommendations (Attachment 4)
4. Visitability and housing accessibility Building codes recommendations (Attachment 5)
The cost assumptions included in Attachment 2, were determined using research by other jurisdictions and
information from local trade allies involved with the code requirement such as electricians, plumbers, mechanical
contractors, wholesale distributors and fire-suppression contractors.
Community-wide Benefits
The City of Fort Collins is expected to reach a population of over 236,000 residents by 2040. As we plan for the
future, it will be important to understand and address the impacts of recent population gr owth on existing
residents, as well as to anticipate the needs of those who will call Fort Collins home in the future. As a result of
these changes, infill redevelopment is increasing, and housing built today features more apartments than single
family homes. Staff recommendations to adopt 2021 building codes and local amendments reflect changes to the
City’s building stock and several additional benefits for the City’s future residents:
1. Fort Collins Builds Better Buildings
Since 2003, Fort Collins has adopted IECC codes which contribute to Fort Collins Utilities customer bill
savings. The City’s commitment to adopting IECC updates since 2003 has resulted in steadily lowering
energy use in Fort Collins homes. Based on actual utility data for new Fort Collins homes, utility costs
show a decline based on code adoption cycles. The graph below shows avoided additional monthly utility
costs because of our continued adoption and enforcement of the most current building codes. Without
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remaining current on building code adoption over the last two cycles, the average household monthly
utility costs would be $20 higher as illustrated below:
Like energy efficiency codes, water efficiency codes and various water conservation and efficiency
programs can help stabilize water costs for customers and can help Utilities sustain our ability to deliver
reliable water for today's customers and future customers. Conservation and efficiency are very cost -
effective ways to reduce our community's water use.
2. Climate Resilience
City plans and policies underscore the need to address our changing climate through a coordinated and
cohesive set of policies to support ongoing climate adaptation and resilience planning. Resilience within
our community looks different than coastal communities. Rather than plan for sea level rise, the City of
Fort Collins is planning for more days above 90 degrees. Better building of thermal enclosures , lower
building of heating and cooling loads and provide residents with comfortable environment s to shelter in
place for longer periods during climate disruption events. Improved water efficiency provides greater
resiliency resulting from climate impacts such as more frequent and prolonged droughts and other water
availability impacts, such as post-fire water quality challenges. As identified in the ICC resource titled:
Building Community Resilience through Modern Model Building Codes <https://shop.iccsafe.org/building -
community-resilience-through-modern-model-building-codes-1.html>, “Resilience in the built environment
starts with strong, regularly adopted, and properly administered building codes.”
3. Indoor Air Quality
With one in four households in Fort Collins having someone with a respiratory ailment, higher performing
buildings with improved air tightness, more robust thermal envelopes and mechanical ventilation improve
occupant health and provide residents comfortable environments to shelter in place for longer periods
during climate disruption events.
4. Future Proofing Our Building Stock
The building industry has learned it is much more expensive to retrofit homes than to build them right in
the first place. Current building codes and amendments allow for future proofing of buildings that avoid
retrofit costs years later and are better adapted to a changing climate and a future of clean energy. Our
building codes lay the groundwork for a future of renewable energy generation and improved water
efficiency compared to other communities. Electric readiness for equipment fuel switching and electric
vehicle and solar ready provisions prepare us for a clean, all-electric future. Visitability amendments
provide no- to low-cost solutions at the design stage for enhancing equity and allow for aging in place,
which would otherwise be much more expensive to retrofit.
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5. High Performing Community and Leading by Example
Fort Collins is one of a handful of leading governments that play an active role in advancing building code
and building efficiency setting an example for other communities that purs ue climate initiatives. Through a
joint building code adoption effort, Larimer County plans to adopt several similar code provisions that
improve building performance.
6. Our Climate Future New Construction Zero Carbon Building by 2030
The City has set ambitious climate action goals to be carbon neutral by 2050. The Our Climate Future
plan has further committed to new construction zero carbon building by 2030. As a part of these plans
and policies, the City has committed to a transition from fossil fuel to renewable-energy systems to
transition electricity sources, natural gas use in buildings and petroleum for transportation to renewable
supplied electricity. Without the adoption of updated building codes and local amendments, the City will
not be able to meet its Climate goals and the cost of inaction may be more expensive for the Fort Collins
resident into the future. A Triple Bottom Line summary and alignment with the City’s sustainability and
Our Climate Future goals is provided. (Attachment 6)
Impact on Construction Costs
Adoption of I-codes and local amendments not only provides for lower Utility costs but also mean smaller
incremental construction cost increases as opposed to large increases if adopting every six years.
The National Association of Home Builders periodically conducts “construction cost surveys” to collect information
from builders on the various components that go into the sales price of a typical single -family home. While recent
data from this survey was not available for Northern Colorado, the data from 2019 show adopting the 2021 energy
code (IECC) would increase the total cost of construction for a single -family home by 1.6%.
<https://www.nahbclassic.org/generic.aspx?genericContentID=271883&channelID=311>.
Upon release of the IECC energy code, the Department of Energy (DOE) commissions a cost -effective analysis
for both the residential and commercial provisions of energy code. Those determinations are summarized in the
table below and show a lower estimated cost increase as compared to the NAHB assumptions.
Code section Analysis region Construction cost increase 2018
energy code to 2021 energy code
Residential Climate Zone 5 (Fort Collins) $5,056
Commercial State of Colorado -$0.96 / ft2
Source: <https://www.energycodes.gov/national-and-state-analysis>
Staff estimate an approximate 1% increased cost of construction within the Fort Collins’ jurisdiction for single
family homes related to adopting the entire 2021 family of I-Codes (some individual code changes and local
amendments have no associated cost increases).
During public engagement, staff received feedback related to first year cost of construction increases being
passed on to the average Fort Collins home buyer. Given the DOE estimated utilities savings, the ave rage Fort
Collins home buyer could expect to see a $16 per month payment increase from adopting the 2021 IECC Codes.
Fort Collins Single Family Residential IECC Building Code update -
Average Home Buyer Scenario
2018 IECC 2021 IECC
National Avg Total Residential Construction Cost increase 2018 IECC to
2021 IECC (NHBA estimates)
$ - $8,326
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Median Sale Price $515,000 $523,325
Down Payment (20%) $103,000 $104,665
Loan amount - 30 yr. fixed @ 3% $412,000 $418,660
Utilities cost - estimated monthly savings (Department of Energy
estimates)
$ - $(18)
Mortgage (P&I) - estimated monthly payment $2,142 $2,176
Average monthly residential Utility Costs $90.00 $72.00
Estimated Total Cost to Occupy - Mortgage plus Utilities $2,232.00 $2,248.00
Next Steps:
✓ Q4 2021 - Continued public engagement and follow up on Council’s information requests
✓ Q1 2022 - City Council Code package and local amendment Ordinance First Readings
ATTACHMENTS
1. Technical Code Review Committee (PDF)
2. Staff Recommendations (PDF)
3. Water Efficiency Code (PDF)
4. Electric Vehicle Infrastructure Building Codes (PDF)
5. Visitability and Housing Accessibility (PDF)
6. Triple Bottom Line (PDF)
7. Boards and Commissions Presentation (PDF)
8. Energy Board - Memo of Support (PDF)
9. Natural Resources and Advisory Board - Memo of Support (PDF)
10. Water Board Minutes (excerpt) (PDF)
11. Powerpoint Presentation (PDF)
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Packet Pg. 62
Technical Code Review Committee members May – October 2021
Name Company/Organization
Alan Cram Cram Services; Building Review Board Chair
Sarah Carter Poudre Fire Authority
Brian Kelly Toll Brothers Home Builders
Ceri Jones Trailhead Homes, LLC
Charlie Atwood Hartford Homes
Jon Tschetter Hartford Homes
Mike Welty Hartford Homes
Eric Fried Larimer County
Jeff Schneider Armstead Construction, Inc
Stace McGee Equiterra Design/Green Insight
Mike Doddridge Doddridge Construction
Mike Missimer MGI Mechanical Services
Paul Higman GS Services, LTD
Everitt Pettit Wellington Fire Protection Dist
Steve Steinbicker Architecture West
Jim Meyers Southwest Energy Efficiency Project
Greg Black Colorado Lic. PE
ATTACHMENT 1 2.1
Packet Pg. 63 Attachment: Technical Code Review Committee (10852 : 2021 Building Code Adoption Process)
City Policy AlignmentCost ImpactShort DiscriptionCity Staff ReccomendationsCode Review CommFeedback Life & SafetyNo data available on construction costs.New mass wood construction type allows high-rise construction with engineered or mass wood members. Council Adoption Supportn/a $50 to $500 Fine for working without the required permit to raise from min of $50 to $500. The low $50 fine was not an effective deterrent.Council Adoption SupportWaterneutralLower water consumption on new residential water closets (toilets) from 1.28 gallon per flush (gpf) to 1.1gpf. Council Adoption SupportWater neutral Faucets in public lavatorys/buildings (non-residential) will be required to be metered to reduce water consumption.Council Adoption SupportIndoor Air Quality $100 Test radon reduction system. Short term test is $100 with 3-day turnaround. If test result above 4pCi/L then fan installation required.Council Adoption SupportIndoor Air Quality ($300-$400) cost decrease Class I vapor retarder on frame walls no longer required. Remove From CodeSupportEnergy$30-$70 per window Window u-value will go change from .30 to .28 U-factor. Council Adoption SupportEnergy/WaterneutralCompactness of hot water distribution system. Will not increase and/or may decrease cost of construction.Council Adoption SupportEnergy$380-$610R-49 to R-60 attic insulation. Council Adoption SupportEnergy up to $4970 (sq ft dependent). R-30 wall insulation, R-20+5ci Council Adoption SupportEnergy$125-$257Required air tightness testing of all duct systems Council Adoption SupportEnergy$25-60Floor cavity R-38. Council Adoption SupportEnergyneutralAdoption of Solar Ready Appendix CB/RBCouncil Adoption SupportEnergy - EV$250 Single Family EV Ready Council Adoption SupportEnergy - EV $2,500 Per parking spaceMultifamily Commercial/ Industrial building Use Types must comply with requirements (depending on IBC use type) unless a transformer upgrade is requiredup to 10 percent (10%) of total parking spaces shall be EVSE-Installed Spaces depending on occupancy use typeCouncil Adoption SupportEnergy - EV $1,300 per parking spaceMultifamily Commercial/ Industrial building Use Types must comply with requirements (depending on IBC use type) below unless a transformer upgrade is required 5 percent (5%) – 20 percent (20%) of total parking spaces shall be EV-Ready SpacesCouncil Adoption SupportEnergy - EV $300 per parking spaceMultifamily Commercial/ Industrial building Use Types must comply with requirements (depending on IBC use type) below unless a transformer upgrade is required 15 percent (15%) – 40 percent (40%) of total parking spaces shall be EV-CapableCouncil Adoption SupportLife & Safety adds 2% to cost of houseFire sprinkling new single family detached houses. Keep amendment to delete this requirement.-PFA response time is excellent. Majority of PFA calls are not fire related. Loss of life in house fires if very low, couple per year.-Fire affects 1 dwelling, not many attached dwellings.-3 different water districts have different tap/meter requirements.-Added city staff time for plan review and inspections.-Currently there is no codified alternative means/method or trade-off for fire sprinklers-We do require fire sprinklers in SFD when Fire Dept access/water issues exist.-Cost and competition of sprinkler design creates a monopoly.-99% of jurisdictions in Colorado do not require this.-PFA has requested that all new homes be fire sprinkled as directed in the IRC.-Suggest we convene a committee of stakeholders to iron out these issues to prep for possible adding in fire sprinklers in the 2024 code.Remove From CodeSupportHousing Accessibility$10-$600 depending on unique building and site characteristics“Visitable” first floor within dwellings – min 32” net clear passage to first-floor bath or half bath, reinforced wall in bath or half bath, accessible locations for lighting and environmental controls, lever handles on interior doors. One zero-step entry (max 0.5” in height, min 32” net clear passage) located at the front, side, or back of the dwelling. Includes a walking surface from a garage, ramp, or sidewalk within 200 feet of the building entrance.Council Adoption ConcernsATTACHMENT 22.2Packet Pg. 64Attachment: Staff Recommendations (10852 : 2021 Building Code Adoption Process)
1
WATER EFFICIENCY CODE – DETAILS OF PROPOSED LOCAL AMENDMENTS
Objectives
There are several reasons for exploring local amendments to the plumbing fixtures and fittings in the
building code, including:
•Aligning with various policies and plans, as outlined in the AIS
•Achieving cost-effective water savings
•Helping ensure high performance of high-efficiency fixtures
Summary of 2021 amendments
As mentioned above, staff and the Building Code Review Committee recommend the following three local
amendments:
1.1.1 gallons per flush (GPF) toilet: increase the residential toilet (water closet) efficiency, for new
residential developments only, from 1.28 GPF to 1.1 GPF (0.18 GPF or 14% reduction). The
existing minimum performance metric of 600 grams, which is measured by the MaP score, will
remain. Existing and new commercial and existing residential developments will not have to meet
this requirement and 1.28 GPF toilets will still apply.
2.Metered faucets1: require public lavatory faucets (commercial) to be metered at the existing
efficiency rate of 0.25 gallons per cycle (minimum run-time of 10 seconds). Non-metered faucets
will no longer be allowed in public lavatories. Non-metered faucets would be allowed in residential
and private lavatories in commercial developments.
3.Plumbing compactness2: reduce the length of hot water distribution piping system, which reduces
the distance of hot water fixtures from the hot water heater in new residential development only.
Failure to meet this requirement would require one of the two measures:
a.Hot water distribution loop with a demand button or recirculation pump with a timer or,
b.Installation of electric air source heat pump water heater.
Historic code changes
•2012 Amendments changed the maximum flow rate from the Federal standards to EPA
WaterSense standards. Effective in 2016, Colorado Senate Bill 14-103 requires manufacturers
to only sell WaterSense-labeled fixtures to distributors, wholesalers, retailers, developers and
homebuilders for the sale/resale or installation in the Sta te of Colorado, making the 2012
amendments consistent with the state’s maximum flow rates.
•2018 Amendments further reduced water consumption and improved fixture performance and
to-date are the only adopted amendments that require greater efficiency than the state minimum.
The following changes were made:
o Showerhead efficiency increased from 2.0 gallons per minute (GPM) to 1.8 GPM,
excludes some occupancy types.
o Commercial lavatory faucet efficiency increased from 1.5 GPM to 0.5 GPM, but only for
commercial occupancies.
o Water closet (toilet) flushing performance (MaP score) increased from 350 to 600 MaP
improving flush performance and reducing multiple, failed flushes.
1 Metered faucets turn on manually or with activation of a sensor and turn off automatically after the cycle
time ends. Non-metered faucets turn on and off manually or with activation of a sensor and are on until the
sensor is deactivated, typically when motion is no longer perceptible.
2 This amendment is part of the International Energy Conservation Code. It reduces energy and water
waste and minimizes the wait time to receive hot water, which reduces the energy consumed to heat
volumes of water that will later be cooled within the system and wasted as it’s flushed from pipes to
receive hot water at the fixture.
ATTACHMENT 3 2.3
Packet Pg. 65 Attachment: Water Efficiency Code (10852 : 2021 Building Code Adoption Process)
2
TABLE 1 – Historic Codes
Water savings
The amendments are anticipated to save the average household (assuming 2.5 persons per household3)
about 2,600 gallons per year, which is 3.5% of the average residential account’s annual water use. Within
the growth management area, based on projected build out of about 30,000 new dwelling units , the savings
is estimated at 78 million gallons per year. Within the Utilities water service area, the savings is estimated
at about 16 million gallons per year (20% of new dwelling units are expected to occur within Utilities water
services area)4.
TABLE 2 – Estimated Water Savings
3 The Water Efficiency Plan (2015) estimates the average household size within Utilities water service
area at 2.37 people, which is rounded up to 2.5 people for purposes of calculating savings herein.
4 Build out estimations of the growth management area (GMA) and percent within Utilities water service
area verses other areas within the GMA include greenfield development and redevelopment and are
provided by Comprehensive Planning Staff.
5 Indoor water fixtures use information and rates (e.g., flushes per day, per person, etc.) are from the
Residential End Uses of Water, Version 2 (2016), Water Research Foundation study.
Maximum Flow Rates and Water Consumption for Plumbing Fixtures
2012 Amendments 2018 Amendments 2021 Amendments
Lavatory faucet, private 1.5 GPM
0.5 GPM commercial
(excluding I
occupancies), 1.5 GPM
residential
Lavatory, faucet public
(metering) 0.25 GPM
Lavatory faucet, public
(other than metering) 0.5 GPM Eliminated (metering
required)
Shower head 2.0 GPM 1.8 GPM (excluding E & I
occupancies)
Sink faucet 1.8 GPM
Urinal 0.5 GPF
Water closet (toilet) –
Residential (including
multi-family)
1.28 GPF & min 350
MaP min 600 MaP
1.1 GPF and min
600 MaP (residential
only)
Water closet (toilet) -
Commercial
1.28 GPF & min 350
MaP min 600 MaP
Bar sinks (food service) 2.2 GPM
Amendment Savings5
1.1 GPF toilet - 854 gallons/year per average household
- 25.6 MG/year in GMA
- 5.1 MG/year in Utilities water service area
Metered faucet 25% reduction compared to non-metered
Plumbing compactness -1,750 gallons/year per average household
- 52.5 MG/year in GMA
- 10.5 MG/year for Utilities water service area
2.3
Packet Pg. 66 Attachment: Water Efficiency Code (10852 : 2021 Building Code Adoption Process)
3
MG: million gallons
Average household size = 2.5 people
GMA: Growth Management Area
Performance
Fort Collins Utilities and our partnering organizations have extensive experience with and customer
feedback from residential high efficiency toilets. Most of the programs involve toilets with a 0.8 GPF and
800 MaP score.
TABLE 3 – Toilet Installations By Program
The Larimer County Conservation Corps (LCCC) Water and Energy Program installed 304 Niagara
Stealth (0.8 GPF and 800-gram MaP score) over the last four program years. There were only two
complaints of toilet backups, and both times the line was scoped, and it was concluded t hat the issue was
a result of the service line being impacted by tree roots. Tony Pastrana works for Neighbor to Neighbor, a
property management organization that manages and does maintenance for some of the properties where
LCCC has install toilets. Tony stated that he has not received any complaints from tenants and has never
had any back-up issues with the toilets installed by LCCC. Since 2019, each program recipient receives a
product evaluation survey one month following the installation of a toilet. The following are some of the key
responses received:
• 82% say it works well or they are very happy with it and wish they would have replaced it sooner
• 60% say it rarely, if ever, requires more than one flush to remove toilet paper and waste , when
asked what they like about their new toilet
• 90% say it uses less water, without compromising performance when asked what they like about
their new toilet
• 67% say the leaves streaks in the bowl when asked what problems they have experienced
Residential Toilet Rebate program provides a $50 incentive on up to two toilets per customer per year,
that meet the maximum 1.1 GPF and minimum 600 MaP score requirement. Since 2018, 432 toilets rebates
have been issued. In 2021, staff sent a survey to over 200 recent toilet rebate recipients asking about how
they liked their toilet. The following are some of the key responses received:
• 48% purchased a 0.8 GPF or less toilet
• 92% like their toilet the same or better than their old toilet
• 88% say it works well or they are very happy with hit and wish they would have replaced it sooner
• 70% say it rarely, if ever, requires more than one flush to remove toilet paper and waste when
asked what they like about their new toilet
• 80% say it uses less water, without compromising performance when asked what they like about
their new toilet
• 47% say the leaves streaks in the bowl when asked what problems they have experienced
Residential programs that require high efficiency toilets # Total rebates and installations
(2018-Current)
Residential Toilet Rebates (1.1 GPF or less) 432
Larimer County Conservation Corps – Water and Energy
(0.8 GPF)
304
Efficiency Works Business Programs – multi-family (0.8
GFP)
1,600
Subtotal 2,336
2.3
Packet Pg. 67 Attachment: Water Efficiency Code (10852 : 2021 Building Code Adoption Process)
4
Efficiency Works programs have rebated over 1,600 0.8 GPF toilets installed in multi-family units; no
complaints have been received. Customer satisfaction could be due, in large part, to the program only
installing higher MaP score toilets.
Plumbing compactness improves performance by reducing the wait time to receive hot water, which
reduced heat and energy waste due to flushing water until hot water is received.
Cost
The proposed amendments do not require any addition cost to purchase or install.
TABLE 4 – Estimated Cost of Amendments
Amendment Cost Notes (reflects current pricing)
1.1 GPF toilet No increase Can be purchased locally for $140-160
Metered faucet No increase $86-175 is similar to low-moderate range priced non-
metered faucet prices
Plumbing compactness Reduction Savings results from less plumbing material and
associated labor to install
Availability
There are numerous brands and models to choose from, both online and locally.
TABLE 5 – Product Availability
Amendment Quantity
1.1 GPF toilet 357 models, 41 brands
Metered faucet 1786 models
Rebates
Current toilet rebates could continue with the existing eligibility requirements – 1.1 GPF or less and 600
MaP score or more. New construction projects/homes are ineligible for rebates and the proposed code
amendment would apply only to new construction.
Districts
The amendments apply to the growth management area and extend beyond Fort Collins Utilities (Utilities)
water service area. As a result, the following groups were engaged:
• Utilities Senior Staff
• Utilities water and wastewater distribution
• Utilities Wastewater treatment staff
• Box Elder Sanitation District
• South Fort Collins Sanitation District
• East Larimer County Water District
• Fort Collins-Loveland Water District
No opposition was received from the groups engaged. Box Elder Sanitation and Utilities staff expressed
concern regarding clogged sewer lines and blockages, primarily due to tree root intrusion, old and failing
service lines, and flushing materials and items other than “the three Ps.” Lower flow rates could worsen the
problem, especially in older developments, which is why this code amendment applies to new construction
only. In addition, Utilities staff are currently developing a plan to increase the scope and reach of the existing
“what not to flush” campaign to help minimize additional impacts, which are more likely to occur in existing
developments, where high efficiency toilet retrofits are occurring.
Related to the concerns above, a series of studies on the drain line transport of solid waste from the
Plumbing Efficiency Research Coalition (PERC) determined that there is no concern for sewer drain line
2.3
Packet Pg. 68 Attachment: Water Efficiency Code (10852 : 2021 Building Code Adoption Process)
5
carry for 1.28GPF toilets in either commercial or residential settings. In fact, studies show that any toilet
above 1.0 poses no risk in a commercial setting and 0.8 GPF toilets are satisfactory in residential settings.6
Related efforts
The creation of other water efficiency codes has been identified as City Council priorities. The following
codes are concurrently being researched and planned for further discussion with Council . Staff plan to
engage Water Commission sometime following Council work sessions, in 2022:
• Graywater Council Priority: Staff has been researching water rights, State Regulation 86 and
other communities who have graywater and will provide findings to the City Council at a work
session on November 9, 2021. The proposed building and plumbing codes proposed for adoption
and described within this memo, include graywater plumbing standards. If a local graywater
ordinance is adopted by Council, the requisite codes will be in place.
• Xeriscape Council Priority (related to landscape and irrigation standards for new
development): Staff have been coordinating with Forestry, Planning and Development, Natural
Areas and others to develop a scope of work that would include review and development of various
codes that would improve outdoor water efficiency of new developments. Currently only commercial
and larger multi-family developments adhere to landscape and irrigation standards. A Council Work
session is anticipated in 2022, to present findings and received Council feedback.
6 http://www.plumbingefficiencyresearchcoalition.org/projects/drainline-transport-of-solid-waste-in-
buildings/ PERC is a coalition of six organizations including the International Association of Plumbing &
Mechanical Officials (IAPMO), the International Code Council (ICC) and Plumbing Manufacturers
International (PMI) who was part of the recent public comment at City Council.
2.3
Packet Pg. 69 Attachment: Water Efficiency Code (10852 : 2021 Building Code Adoption Process)
EV Charging Infrastructure Building CODE – Staff Recommendation for Code Adoption
Electric Vehicle (EV) Charging infrastructure Building Codes
City Staff recommend EV charging infrastructure requirements within the Building Codes rather
than the Land Use Codes given the importance of onsite inspection services provided by the
City’s Building Department and efficiencies in administrative services. EV Charging
infrastructure building Codes are defined by three categories:
•EVSE-Installed - Install charging stations during new construction.
•EV Ready - Full circuit installations include 208/240V, 40-amp panel capacity, raceway,
wiring, receptacle, and overprotection devices similar to a dryer circuit.
•EV Capable - Install panel capacity and conduit (raceway) to accommodate the future
build-out of EV charging with 208/240 V, 40-amp circuits EV Infrastructure
Building Codes require parking in new buildings to include the electrical equipment necessary to
enable future low-cost installation of electric vehicle (EV) charging stations and with EV Ready
installations, to allow charging of electric vehicles that have portable charger (without the need
for a charging station). EV building codes enable and encourage increased EV adoption by
increasing the number of charging stations and EV Ready receptacles and reducing up front
charger installation costs by 75% or more.
Fort Collins City Staff estimate the following cost for EV-Capable and EV-Ready parking spaces
during new construction vs. a stand-alone retrofit:
EV Building Code
Requirement
During New
Construction
During Retrofit Savings
EV Ready (full
Circuit)
$1,300 per space $6,300 per space $5,000 per space
EV-Capable ( Panel
Capacity + raceway)
$300 per space $2,500 per space $2,200 per space
Alignment of Proposal with City Priorities:
The proposed EV charging infrastructure requirements align with priorities set forth in
the following City plans:
•Electric Vehicle Readiness Roadmap (2018)
•Legislative Policy Agenda (2020) (Air Quality-Environmental Health)
•Strategic Plan (2020) (Transportation and Mobility)
•City Plan (2019) (Policy T 3.1 – Emerging Transportation)
ATTACHMENT 4 2.4
Packet Pg. 70 Attachment: Electric Vehicle Infrastructure Building Codes (10852 : 2021 Building Code Adoption Process)
• Our Climate Future Plan (Strategy: Accelerate Adoption of Fuel Efficient and Electric
Vehicles)
• Municipal Sustainability and Adaptation Plan (2019) (Objective 5.1. City transportation
systems and equipment are carbon neutral, resilient, and efficient.)
Staff recommendations:
Single Family:
1. Electrical Vehicle Ready: All new single-family dwellings with an attached garage or
carport shall be provided one continuous 40-amp, 208/240-Volt dedicated branch circuit
for electric vehicle supply equipment that is terminated at a receptacle or electric vehicle
supply equipment.
Commercial use type requirements by occupancy type:
City of Fort Collins Occupancy Classification
for EV Charging Infrastructure
EVSE -
installed
EV -
Ready EV – capable
Percent of total parking spaces
Tier 1
Residential 10% 20% 40%
Tier 2
Mercantile 5% 15% 20%
Institutional 5% 15% 20%
Business 5% 15% 20%
Educational 5% 15% 20%
Factory 5% 15% 20%
Assembly 5% 15% 20%
Tier 3
High hazard 1% 5% 15%
Storage 1% 5% 15%
Utility and misc. group 1% 5% 15%
Reliability and transportation electrification:
Fort Collins Light & Power provides reliable electric service to Fort Collins homes and
businesses remaining among the topmost reliable utilities for duration and frequency of outages
2.4
Packet Pg. 71 Attachment: Electric Vehicle Infrastructure Building Codes (10852 : 2021 Building Code Adoption Process)
based on standards set by the American Public Power Association (APPA). Successfully
maintaining reliability while deploying new capabilities and strategies to support variable
renewable energy resources with responsive homes, businesses and electric vehicles will be an
ongoing priority.
Utilities anticipates annual increases in the range of 3,000 – 4,000 kWh per EV, which is roughly
equivalent to half the amount of energy an average single family home uses in Fort Collins.
Utilities’ policies, procedures and best practices mitigates the need to address widespread
challenges to the distribution system and this includes increases in electric equipment and EV
charging. While overnight or other rapid adoption within a single neighborhood (or on a single
piece of distribution equipment) could theoretically have a localized impact on reliability, current
EV adoption trends indicate that it is not likely.
Capacity Fees for electric-ready and electric vehicle Building Codes:
Fort Collins Utilities reviews requests for electric service from the Commercial service (C-1) form
required for all commercial projects that require new electric service. Over the past several
years, as a result of involvement with the City’s Development review process, Utilities staff
confirm that most applications requiring new service already can accommodate between 1-5
additional level 2 EV charging stations without any changes to existing infrastructure plans.
Because most service capacity requests plan for a larger building load, at this time, staff do not
anticipate additional capacity fees as it relates to commercial and multifamily electric vehicle
charging station requirements. Acknowledging the uncertainty and potential transformer
upgrade requirements needed when retrofitting existing buildings, electric vehicles charging
Code requirements allow a variance when a transformer upgrade is required by Utilities service
requests
New home builders can elect to install 200amp service at time of construction in lieu of 150amp
service. This upgrade in service capacity results in a $400 increase (per home) in capacity fees
but provides homeowners a home that can better meet future demand. The proposed building
codes do not mandate an increase to 200amp service.
EV Charing Infrastructure incentives
• Federal
o 30% Tax credit for EV charger hardware and installation cost
Residential $1,000 max
Commercial $30,000 max
• State
o Grants for Commercial and Multifamily Developers including installation and
maintenance
$9,000 max
• Local
o Annual Group Buy program - City of Fort Collins partnership with local car
dealerships & non profits
discounts up to 50% MSRP
2.4
Packet Pg. 72 Attachment: Electric Vehicle Infrastructure Building Codes (10852 : 2021 Building Code Adoption Process)
Visitability and Housing Accessibility Building Codes
Overview:
City Council’s adopted Housing Strategic Plan prioritized strategies include “Evaluate
implementation of a visitability policy” (Strategy 6). This strategy intends to require or
incentivize developers to make a portion of their developments “visitable”. This means meeting
standards that allow easy visitation by people with physical disabilities or mobility limitations
such as: one zero-step entrance; 32-inch doorways; and a bathroom on the main floor that is
wheelchair accessible. Visitable design has been shown to add no or low additional cost to
developers. Cost estimates range from no additional costs if design allows to a range of $100-
$600 per home. This low-cost approach leverages a builder’s or developer’s ability to
incorporate accessibility into the overall building cost of a new home, which is significantly less
than the cost to retrofit an existing structure. If adopted, visitability requirements would apply to
all housing types, such as single-family homes. Under current building code regulations,
structures with 1-4 units are exempt from accessibility requirements. The proposed
amendments to the building code would improve accessibility for mobility challenged residents,
improve housing equity, “future proof” housing to enable aging in place, and increase housing
diversity.
Staff Recommendation for Code Adoption:
Application. An applicant for a permit to construct a new dwelling unit with habitable space on
the first story shall designate at least one bathroom group or half bath on the first story that must
be designed and constructed to meet visitability requirements of Section R320.1.
Visitability: Bathrooms within dwelling units. A bathroom group or half bath designated for
visitability under Section R320.1 must have a minimum clear opening of 32 inches.
Visitability: Wall reinforcement. A bathroom group or half bath designated for visitability
under Section R320.1 must have reinforced walls that meet the following standards:
1.lateral two-inch (51 mm) by six-inch (152 mm) or larger nominal wood blocking must be
installed flush with stud edges of bathroom walls; and
2.the centerline of the blocking must be 34 inches (836 mm) from and parallel to the
interior floor level.
Exception: Blocking is not required in the portion of the wall located directly behind the
lavatory.
Visitability: Lighting and environmental controls. Light switches, receptacles and other
environmental controls located in a bathroom group or a half bath designated for visitability
under Section R320.1 must be no higher than 48 inches above the interior floor
level. Receptacles shall be a minimum of 15 inches above the interior floor level.
Visitability: Routes within the dwelling unit. A bathroom group or half bath designated for
visitability under Section R320.1 must be visit-able by a route through the living room, dining
room, and kitchen that provides a minimum clear width of 32 inches and any interior doors must
have lever handles.
ATTACHMENT 5 2.5
Packet Pg. 73 Attachment: Visitability and Housing Accessibility (10852 : 2021 Building Code Adoption Process)
2021 I-Code + Water & Energy Efficiency Local Amendments
2021 International Codes (2021 I-Codes) represent the most up-to-date, comprehensive, and fully
integrated body of codes regulating building construction and systems using prescriptive and
performance-related provisions.
Staff team reviewed the energy efficiency and water conservation related local amendments to the I-
Code which align with the City’s Our Climate Future plan, and the Utilities Water Supply Plan.
Positive
•Improve indoor air quality
•Reduce water demand
•Reduce greenhouse gas
emissions
•Alignment with Our Climate
Future Plan and the
community’s preparedness
for climate change risks and
other natural disasters
Negative
Positive
•Future proofing by avoiding
retrofit costs.
•Impact future infrastructure
needs by managing
community demands on
electricity and water
Negative
•Impacts the costs of living in
the community by increasing
the sale price of new
buildings
Positive
•Impacts the economic
conditions of
underrepresented populations
through Utility cost savings
Negative
•Puts pressure on the
development community to
provide affordable housing
opportunities
Tradeoffs
Increased first year construction cost places pressure on the building community’s ability to provide an affordable
product for the average home buyer
Mitigations
Building codes are a cost-effective strategy for making the built environment safer and more resilient to natural
and man-made hazards. Building Codes “future proof” our building stock by avoiding costly retrofits in the future.
ATTACHMENT 6 2.6
Packet Pg. 74 Attachment: Triple Bottom Line (10852 : 2021 Building Code Adoption Process)
2021 I-Code + Local Amendments
Many outcomes related to the Triple Bottom Line scan are indirect and neutral, meaning that for each
outcome evaluated there were both positive and negative impacts that could be identified; and Building
Codes were not identified as a direct driver for many of the impacts reviewed. For example: Local
building codes may have an impact on the local jobs and workforce; however, there are several
regional and national market influencers that could be contributing to the local jobs and workforce
market. Additionally, Building Codes may have an impact on the local housing market; however,
supply and demand continue to be a leading pressure on the average housing price.
A key trade-off includes the alignment with the City’s Our Climate Future strategies and policies
outlined by the Strategic Housing Plan. While Cost increases for the Water efficiency Codes are
neutral, the National Association of Home Builders estimates $8,326 increase to construction cost from
adopting IECC Codes. Given these cost increases, staff estimate a $16 per month increase to
principal and interest payments on a 30-year conventional mortgage.
The Energy and Water related local amendments to the 2021 I-Code adoption directly relate to the
City’s commitment to addressing the climate emergency. Building codes are a fundamental contributor
to community resilience. A community cannot be resilient without resilient buildings and the codes that
support their development. As identified in Building Community Resilience through Modern Model
Building Codes, “Resilience in the built environment starts with strong, regularly adopted, and properly
administered building codes.”
Environmental
Economic
Social
2.6
Packet Pg. 75 Attachment: Triple Bottom Line (10852 : 2021 Building Code Adoption Process)
2021 Building Code Update10-27-2021Russ HovlandChief Building OfficialKirk LongsteinProject Manager Brad SmithEnergy Code SpecialistATTACHMENT 72.7Packet Pg. 76Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
2Building Codes and City CouncilBackground• The International Code Council (ICC) generates a new International Building Code every three years through the ICC Code Development ProcessBottom line• City Staff propose an update to the current 2018 codes to the 2021 I-Codes• Staff are bringing forward local amendments for Councilmembers to consider.2.7Packet Pg. 77Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
32021 Building code update approachFort Collins steps to building code adoptionCode review committeeMay-Oct 2021Staff reviewICC code release12 Boards & CommissionsSept & Oct 2021Council Work Session Nov 9, 20212.7Packet Pg. 78Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
4Purpose: 2021 I-Codes + Local AmendmentsThe 2021 International Codes (I-Codes) represent the most up-to-date body of codes regulating building construction•Purpose: Safeguard public health, safety, and general welfare by regulating structural strength and stability, sanitation, light and ventilation, and energy conservation•Local Amendments Strategic alignment to Citywide plans and policies above and beyond those in the I-CodesA family of nine codes•2021 International Building Code (IBC)•2021 International Residential Code (IRC)•2021 International Mechanical Code (IMC)•2021 International Fuel Gas Code (IFGC)•2021 International Energy Conservation Code (IECC)•2021 International Existing Building Code (IEBC)•2021 International Swimming Pool and Spa Code (ISPSC)•2021 International Property Maintenance Code (IPMC)•Colorado Plumbing Code2.7Packet Pg. 79Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
5City Plan and Policy AlignmentKey OutcomesIncreases Housing Supply & Affordability (12)Increases Housing Diversity / Choice (12)Increases Stability / Renter Protections (11)Improves housing equity (11)Preserves Existing Affordable Housing (9)Increases Accessibility (2)City Plan:• Our focus on climate action includes• A Transition from fossil fuel to renewable-energy systemsOur Climate Future:• Efficient, Emissions Free Buildings• 100% Renewable electricity big move• Climate Resilient CommunityHousing Plan:• Housing Strategic Plan: Everyone has healthy, stable housing they can afford2.7Packet Pg. 80Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
6BenefitsMarket Benefits• Building community• Adoption of I-codes and local amendments mean smaller incremental construction cost increases opposed to large increases if adopting every 6 yrs.• Fort Collins community member• Improves residential energy efficiency by 9.4% and commercial energy efficiency by 5.4%• Improves residential water efficiency by 3.5%Community Benefits• Future proofing to avoid costly retrofits• Indoor air quality and resilience planning for days above 90 degrees• Leading by example and alignment with Larimer County2.7Packet Pg. 81Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
7Cost of ConstructionCode section2021 I-Codes (without IECC)Construction cost increase 2018 energy code to 2021 energy code (DOE estimates)Water efficiency local amendmentsEV Installed(per parking space)EV Ready(per parking space and Single-family garage)EV Capable(per parking space)ResidentialApprox. 2% **$5,056(Approx. 1%)Neutral $2,500 $250 $100Commercial-$0.96 / ft2 Neutral $2,500 $1,300 $3009First year construction cost are less expensive than retrofitsStaff Proposals:**for most restrictive compliance path2.7Packet Pg. 82Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
8Cost to the Utilities Rate PayerAdopting current energy code results in a steady lowering of utility costs in Fort Collins homes. Without remaining current on building code adoption over the last two cycles, the average household monthly utility costs would be$20 higherEfficiency gains have been largely stagnant since adoption of the 2012 energy code (IECC). The 2021 code has significant efficiency gains.2015 I-codes adoption2018 I-codes adoption2.7Packet Pg. 83Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
92021 Building Code Changes and Code Committee Review2021 I-Code package of nine codes (supported):• All nine codes with some deletions and modificationsChanges in the new 2021 codes (Supported):• Improved insulation and windows, increased equipment and lighting efficiency.• Solar ready code appendix• Requirement for radon test and if test results above 4 pCi/L then fan installation required.Existing amendments (supported):• 2021 I-Codes now reflect local codes, and therefore several amendments have been removed.• Keep the existing code amendment that deletes the fire sprinkler system required in new detached houses. (not supported by PFA)2.7Packet Pg. 84Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
10Proposed local Amendments & Code Review Committee feedback• Improved building envelope• Electric readiness for space and water heating• Water Conservation• Increased fine for work without the required permit• Remove required vapor retarder in walls• EV charging infrastructure for specific building use types onlyProposed local amendments (Support)• Improved accessibility in single family homesProposed local amendments (Concerns)2.7Packet Pg. 85Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
11I-Codes + Local Amendment Community Feedback Council work session or adoptionConcerns…………………………….……………………………………SupportUncertainty with Utilities capacity to meet increased EV and electric ready building loadsReduce utility billsIncreased first year construction costshousing affordabilityUncertainty with Building Services enforcement capacitysession orsession or diaadddddddoopptttttttiiiiiiioonnaaadddoooppptttiiiooonnnCCCCCooooonnnnnccccceeeeerrrrrnnnnnsssss………………………………………………………………………………………...………………………………………………………………………………………………………………SSSSSuuuuuppppppppppooooorrrrrttttttConcerns…………………………….……………………………………SupportMore resilient building product and avoided retrofit costs2.7Packet Pg. 86Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
122021 I-Code + Water & Energy Efficiency Local AmendmentsTradeoffsxAdded costs put pressure on a developer’s ability to provide below market rate housing opportunitiesMitigationsxUtility Cost savingsxAvoided retrofit costsx3-year adoption cycle represents an incremental cost increase rather than large cost increases from delaying code adoptionKey Alignment:• Our Climate Future • Housing Strategic planEnvironmentalEconomicSocial2.7Packet Pg. 87Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
132021 Building code update Questions for City Council:1. What feedback do Councilmembers have on the proposed local codeamendments related to energy and water conservation, and electric vehiclecharging infrastructure?2. What additional information does Council need prior to considering I-Codesand local amendment building codes in 2022?2.7Packet Pg. 88Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Back up Slides2.7Packet Pg. 89Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
15Code Review CommitteeCode Review Committee FeedbackIncrementalCost ImpactShort DescriptionCode Review Committee$50 to $500Fine for working without the required permit to raise from min of $50 to $500. The low $50 fine was not an effective deterrent.AcceptneutralLower water consumption on new residential water closets (toilets) from 1.28 gallon per flush (gpf) to 1.1gpf.~ CFC amendmentAcceptneutralFaucets in public lavatories/buildings (non-residential) will be required to be metered to reduce water consumption.~ CFC amendmentAccept($300-$400) cost decreaseClass I vapor retarder on frame walls no longer required.~ CFC amendmentAccept$30-$70 per window Window u-value improvement from .30 U-factor to .28 U-factor.~ CFC amendmentAcceptneutralCompactness of hot water distribution system. Will not increase and/or may decrease cost of construction.~ CFC amendmentAccept$380-$610 R-49 to R-60 attic insulation.Acceptup to $4970 (sq ft dependent).R-30 wall insulation, R-20+5ci, R-26 to include R-3ci ~ CFC amendmentAccept$125-$257 Required air tightness testing of all duct systems Accept$25-60 Floor cavity R-38. ~ CFC amendmentAcceptneutral Adoption of Solar Ready Appendix CB/RB~ CFC amendmentAccept$10 (wider doors)"Visitable" first floor within dwellings - min 32" clear passage to first-floor bath or half bath, reinforced wall in half-bath or bath, accessible locations for lighting and environmental controls, lever handles on interior doorsConcerns2.7Packet Pg. 90Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
16Code Review CommitteeCode Review Committee FeedbackIncremental Cost ImpactShort DescriptionCode Review Committee$100-$450Radon test requirement and/or mitigation thru fan installation as result of failed test – revision of code thru amendment.Accept$3569 Construction cost increase to build new house from 2018 to 2021 energy code, DOE.$1487 Construction cost increase to build new multi-family per unit from 2018 to 2021 energy code, DOE.$8326 Construction cost increase to build new house from 2018 to 2021 energy code, NAHB.+2.37%Construction cost increase to build new house from 2018 to 2021, does not include energy code, Tallahassee FL.+0.47%Construction cost increase to build new commercial from 2018 to 2021, does not include energy code, Tallahassee FL.2.7Packet Pg. 91Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
17Life SafetyCode Section proposals2.7Packet Pg. 92Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Life Safety18Keep local amendment to not require fire sprinkler systems in new single family detached houses. Continue to require in duplexes and attached townhouses.R313.2 One- and two-family dwellings automatic sprinkler systems. An automatic sprinkler system shall be installed in one- and two-family dwellings.• PFA response time is excellent. Majority of PFA calls are not fire related.• Loss of life in house fires if very low, couple per year.• Fire affects 1 dwelling, not multiple dwellings.• Plumbers will not design so Uponor is monopoly.• 3 different water districts have different tap/meter requirements.• Added city staff time for plan review and inspections.• Adds approx. 2% to cost of house.• PFA has requested that all new homes be fire sprinkled as directed in the IRC.• Suggest we convene a committee of stakeholders in 2022 or 2023 to iron out these issues to prepfor possible adding in fire sprinklers in the 2024 code.2.7Packet Pg. 93Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
19Fire Sprinkler System RequirementsFire sprinkler systems are required in all new residential buildings with the exception of new single family detached houses.• The 2018 & 2021 editions of the building code does require fire sprinklers to be installed in one and two family dwellings and townhomes, however in the 2018 adoption that requirement was amended out for just single-family detached houses (SFD).• We understand that PFA supports fire sprinklers in all dwellings and wants to be a leader in life/safety code provisions.• Before we adopt any model code, we assemble a Community Stakeholder Committee comprised of builders, architects, engineers, code officials, and PFA to review and discuss each code. These concerns were expressed:• Currently there is no codified alternative means/method or trade-off for fire sprinklers• Any permit applicant can install a fire sprinkler system if they choose.• We do require fire sprinklers in SFD when FD access/water issues exist.• Cost and competition of sprinkler design creates a monopoly.• 3 different water districts have different tap/meter requirements that effect the design.• Adds 2% (Approx. $9,870) to cost of house.2.7Packet Pg. 94Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
20VisitabilityCode Section proposals2.7Packet Pg. 95Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Housing strategy - Visitablity 21Application.An applicant for a permit to construct a new dwelling unit with habitable space on the first story shall designate at least one bathroom groupor half bath on the first story that must be designed and constructed to meet visitability requirements of Section R320.1 .Visitability: Bathrooms within dwelling units.A bathroom group or half bath designated for visitability under Section R320.1 must have a minimumclear opening of 32 inches.Visitability: Wall reinforcement.A bathroom group or half bath designated for visitability under Section R320.1 must have reinforced walls that meet thefollowing standards:1. lateral two-inch (51 mm) by six-inch (152 mm) or larger nominal woodblocking must be installed flush with stud edges of bathroom walls;and2. the centerline of the blocking must be 34 inches (836 mm) from and parallel to the interior floor level.Exception:Blocking is not required in the portion of the wall located directly behind the lavatory.Visitability: Lighting and environmental controls.Light switches, receptacles and other environmental controls located in a bathroom group or a halfbath designated for visitability under Section R320.1 must be no higher than 48 inches above the interior floor level. Receptacles shall be a minimum of15 inches above the interior floor level.Visitability: Routes within the dwelling unit.A bathroom group or half bath designated for visitability under Section R320.1 must be visit-able by a routethrough the living room, dining room, and kitchen that provides a minimum clear width of 32 inches and any interior doors must have lever handles.2.7Packet Pg. 96Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Housing strategy - Visitablity 22Visitability: Building Entrance.To the extent practicable, compliance with this section is required for a new dwelling unit with habitable space on the firstfloor if the unit is located within a subdivision submitted for review after [date]. An applicant for subdivision approval must identify those lots forwhichcompliance with this section shall be required.For lots identified by a subdivision applicant under Subsection --------,above, a new dwelling unit with habitable space on the first floor must include:a. a building entrance located at the front, side, or back of the dwellingthat is served by a visit-able route, including a walking surface from agarage, ramp, sidewalk, or public right-of-way that is within 200 feet of the building entrance and has a minimum net clear opening of 32inches; andb. a no-step entrance maximum distance between the interior floor levelof the building entrance and the adjacent walking surface level may beno greater than one-half inch.Background:Visitability changes were a policy in the Housing Strategic Plan that was adopted by City Council in March 2021. Currently accessibility requirements do not apply to single-family or two-family homes. This creates challenges for people with mobility impairments, whether they are visiting someone, have an unexpected reduction in mobility, or wish to age in place. When we had a work session with Council in July, we told Council that visitability changes would be considered as part of the IRC update.2.7Packet Pg. 97Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
232021 I-Codes + Local Amendments: VisitabilityThe Local Amendments represent a strategic alignment with Citywide plans and policies.Purpose:Improve housing equity, increase accessibility, increase housing diversity/choice (Housing Strategic Plan, 2021)HSP Strategy #6: Evaluate implementation of a visitability policy.Allows easy visitation for residents with physical disabilities in new housing developments (one zero-step entrance, 32-inch doorways, andbathroom on the main floor that is wheelchair accessible). Visitable design has been shown to add minimal additional cost.Why Prioritized? Low-cost approach to leveraging additional resources and strategiesto achieve City’s goal/vision. Acknowledges regional nature of housing challenges andaddresses by regional/state framework.2.7Packet Pg. 98Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Energy Codes/IAQ24Code Section proposals2.7Packet Pg. 99Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
25Energy CodeEnergyWhy the 2021 IECC is so important?• Lack of progress the previous two code cycles • Comprehensive improvements• Upgrades to building envelopes include improved window and insulation values• Improved mechanical equip and lighting efficiency• Adoption of solar ready code appendix for commercial and residential• Electric readiness for space and water heating• EV Infrastructure to support CFC EV Roadmap2018 to 2021 energy code efficiency gains nearly 15%CommercialResidentialCRR2.7Packet Pg. 100Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
26Code UpdatesENERGY EFFICIENCYPrescriptive Code Path AnalysisCost % Energy Savings Annual Cost Savings NotesDOE Residential Cost Effectiveness analysis - CZ 5Increase ~$5056 for residential9.38% $173 International Energy Conservation Code (IECC) onlyNAHB Residential Cost Effectiveness Analysis – CZ 5Increase~$8,326 for residential10% $216 International Energy Conservation Code (IECC) onlyDOE Commercial Cost Effectiveness analysis - ColoradoDecrease 5.4% $0.056/ft2ANSI/ASHRAE/IES 90.1*closely mirrors IECC commercial Note: there are multiple prescriptive and performance-based compliance options that provide pathways with varying costs2.7Packet Pg. 101Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
27WaterCode Section proposals2.7Packet Pg. 102Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Historical Plumbing Code Updates282011•Toilets: 1.28 GPF•Showerheads: 2.0 GPM•Bathroom sink: 0.5 GPM (non-residential), 1.5 GPM (residential)•Kitchen sink: 1.8 GPM2018•Toilets:MaP score of => 600 grams•Showerheads:1.8 GPM showerhead (excluding I & E occupancies)•Faucets:Commercial, private lavatory faucet (excluding I and R occupancies): 0.5 gpm2021•Toilets:1.1 GPF toilets (down from 1.28)•Faucets:Metered in public restrooms (0.25 gallons per metering cycle) (no longer allowing non-metered 0.5 GPM)2016 Colorado becomes a WaterSense stateClick to add textGPF: Gallons per flushGPM: Gallons per minute2.7Packet Pg. 103Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
29Code UpdatesMeasure Cost Availability Water Savings Performance Exceptions NotesResidential, new construction 1.1 GPF toiletsNeutral 357 model, 41 brands- 854 gal/YR per HH- 25.6 MG/YR in GMA- 5.1 MG/YR in Utilities service areaNeutral (Over 600 installed since 2019, 92% surveyed like 0.8-1.1 GPF toilet)Comm. & existing res. construction still allowed 1.28 GPFwastewater flowsMetered faucet for public restroomsNeutral 1786 models25% reduction compared to non-meteredNeutral Residential & Private, commercialwastewater flowsIncrease plumbing compactnessLess n/a - 1,750 gallons/YR per HH- 52.5 MG/YR in GMA- 10.5 MG/YR for Utilities service areaPositive Alternatives allowedLess design flexibilityWATER EFFICIENCYGPF:Gallons Per FlushMG/YR:Million Gallons Per YearGMA:Growth Management Area (assumes 30,000 new dwelling units at build out)2.7Packet Pg. 104Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
EV Codes 30Code Section proposals2.7Packet Pg. 105Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
EV Charging IncentivesFederal• 30% Tax credit for EV charger hardware and installation cost• Residential $1,000 max• Commercial $30,000 maxState• Grants for Commercial and Multifamily Developers including installation and maintenance• $9,000 maxLocal• Annual Group Buy program - City of Fort Collins partnership with local car dealerships & non profits• discounts up to 50% MSRP312.7Packet Pg. 106Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – New Single Family SectionR332 Electrical Vehicle Ready:All new single-familydwellings with an attached garage or carport shall be providedone continuous 40-amp, 208/240-Voltdedicated branch circuit forelectric vehicle supply equipmentthat is terminated at areceptacle orelectric vehicle supply equipment.Except in cases where a transformer upgrade is required.322.7Packet Pg. 107Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
33City of Fort Collins Occupancy Classification for EV Charging Infrastructure EVSE - installed EV - Ready EV – capableTier 1Residential 10% 20% 40%Tier 2Mercantile5% 15% 20%Institutional5% 15% 20%Business5% 15% 20%Educational5% 15% 20%Factory5% 15% 20%Assembly5% 15% 20%Tier 3High hazard1% 5% 15%Storage1% 5% 15%Utility and misc. group1% 5% 15%Proposal – Commercial2.7Packet Pg. 108Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – Existing Buildings3605.4 Existing Building:Existing Buildings that provide on-site parking and undergo a renovation or alteration in which the scope of work is more than 50% of the total building area shall provide at least one EVSE-installed space ($6300 to retrofit EV ready).342.7Packet Pg. 109Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
EV Proposal – ExemptionsExemptions:1. Type 2 Chargers reduced by up to five provided that the building includes not less than one parking space equipped with an electric vehicle fast charger and not less than one electric vehicle ready space.2. Parking spaces associated with structures and tenant spaces intended for quick transactions, including takeout, pickup, and drop-off, having a public access area shall be exempt.3. All new and existing developments, where the EV-capacity requirements would result in the upgrade of an existing transformer, are exempt.352.7Packet Pg. 110Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – ADA Compliance3605.1.2 Accessibility: AllElectric Vehicle Ready andElectric vehicle supply equipment (EVSE) installed spaces shall meet all requirements in Chapter 11 of this code.SECTION 1107MOTOR-VEHICLE-RELATED FACILITIES1107.2.1 Number of accessible vehicle spaces.(Existing language from the IBC): Not less than 5 percent of vehicle spaces on the site served by electrical vehicle charging stations, but not fewer than one for each type of electric vehicle charging stations, shall be accessible.362.7Packet Pg. 111Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on Affordable Housing37Cost Scenarios2.7Packet Pg. 112Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on Residential Builders38NAHB Single Family Price and Cost Breakdowns - 2019 National Resultshttps://www.nahbclassic.org/generic.aspx?genericContentID=271883&channelID=311Avg Lot Size: 11,186Avg Finished Area: 2,776,6DOH3ULFH%UHDNGRZQ $YHUDJH 6KDUHRI3ULFH$)LQLVKHG/RW&RVW LQFOXGLQJILQDQFLQJFRVW $ 89,540 18.1%%7RWDO&RQVWUXFWLRQ&RVW$296,652 60.1%(Supported)C. Construction Cost increase 2018 IECC to 2021 IECCUp to $ 8,326 (NAHB estimates)()LQDQFLQJ&RVW$ 8,160)2YHUKHDGDQG*HQHUDO([SHQVHV$ 23,683*0DUNHWLQJ&RVW$ 4,895+6DOHV&RPPLVVLRQ$ 18,105,3URILW$ 44,092 7RWDO6DOHV3ULFH$ 493,4532.7Packet Pg. 113Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on the avg. Home Buyer39Cost increase to an average buyer in Fort Collins will increase$16 per monthFort Collins Single Family Residential IECC Building Code update – Average Home Buyer Scenario2018 IECC 2021 IECCNational Avg Total Residential Construction Cost increase 2018 IECC to 2021 IECC (NHBA estimates) $ - $ 8,326 Median Sale Price$ 515,000 $ 523,325 Down Payment (20%)$ 103,000 $ 104,665 Loan amount - 30 yr. fixed @ 3%$ 412,000 $ 418,660 Utilities cost - estimated monthly savings (DOE estimates) $ - $ (18) Mortgage (P&I) - estimated monthly payment $ 2,142 $ 2,176 Average monthly residential Utility Costs$ 90.00 $ 72.00 Estimated Total Cost to Occupy - Mortgage plus Utilities $ 2,232.00 $ 2,248.00 2.7Packet Pg. 114Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on Commercial Real Estate40Reduced first costs and increased savings is due to the interaction between measures such as: • Improved building thermal envelopes reduce heating & cooling loads resulting in smaller HVAC equipment.• Fewer light fixtures are required with reduced lighting power measures. LED = reduced lighting costs and longer lamp lifespan (less replacements).• Improved mechanical equipment efficiencies result in longer equipment lifespan (ie: less cycling on/off).Fort Collins Commercial IECC Building Code update Incremental Commercial Construction Cost (CO) Avg % Energy Cost Savings Avg $ Energy Cost Savings-$0.96 / ft25% $0.07 / ft2* Standard ANSI/ASHRAE/IES 90.1-2016 to Standard 90.1-20192.7Packet Pg. 115Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
2021 Code Adoption Review Committee41Name CompanyAlan CramCram Services; Building Review CommissionSarah CarterPoudre Fire AuthorityBrad SmithCity Staff, Utilities/Plan ReviewBrian KellyToll Bros.Ceri JonesTriton CommunitiesCharlie AtwoodHartford HomesJon TschetterHartford HomesEric FriedCBO, Larimer CountyJeff SchneiderArmstead ConstructionStace McGeeEquiterra Design/Green InsightMike DoddridgeDoddridge ConstructionMike MissimerMGI Mechanical ServicesPaul HigmanGS ServicesEveritt PettitWellington Fire Protection DistSteve SteinbickerArchitecture WestJim MeyersSouthwest Energy Efficiency ProjectGreg BlackColorado Lic. PE2.7Packet Pg. 116Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Scheduled Public Outreach and Feedback42The 2021 I-Codes with proposed amendments willbe presented to numerous boards and commissions:Chamber of CommerceBuilding Review CommissionNorthern Colorado Home Builder AssociationPoudre Valley Fire Dist BoardPoudre Fire Authority BoardAffordable Housing BoardBoard of RealtorsEnergy BoardPlanning and Zoning BoardNatural Resource Advisory BoardWater CommissionCommission on Disability2.7Packet Pg. 117Attachment: Boards and Commissions Presentation (10852 : 2021 Building Code Adoption Process)
Utilities – Energy Board
700 Wood St.
PO Box 580
Fort Collins, CO 80522
970.221.6702
970.416.2208 - fax
fcgov.com
M E M O R A N D U M
DATE: October 27, 2021
TO: Mayor Arndt and City Councilmembers
FROM: Bill Becker, Energy Board Chairperson
RE: Support for Proposed 2021 Building Code Updates
The Energy Board would like to provide a letter in support of the adoption of the 2021 Building Code
Updates proposed by staff at the November 9, 2021 City Council Work Session with the following
additional important considerations:
x Make 200 amps the minimum requirement for new homes to provide the ability to support charg-
ing EVs
x Increase the number of EV-ready and -capable parking spaces for multi-family developments
x Provide meaningful incentives for builders and developers who go above and beyond building
codes
x Provide a long-range view when it comes to Affordable Housing, the increased initial building
costs for housing are not solely influenced by increased building codes
While the Energy Board does not believe these code updates are extraordinary, we do believe that it is a
continued step in the right direction. In the future, we hope the Code Review Committee will not be as
heavily influenced by representatives from the building and development community, as they have a
significant self-interest in keeping the bar lower. Failing to be aggressive with efficiency and building code
updates will hinder the community’s ability to reach the goals of the Our Climate Future plan. The Board
also hopes that science and economics will play a greater role in updating code standards in the future.
The decisions we make today will affect the next 50 years of our building stock. The Energy Board
believes in the importance of adopting the best practices in the industry and sincerely appreciates all of
City Staff’s hard work.
Thank you for the opportunity to review and comment.
Respectfully submitted on behalf of the Energy Board,
__________________________
Margaret Moore, Vice Chairperson
Energy Board
cc: Bill Becker, Energy Board Chairperson
Adam Bromley, Director of Operations & Technology
Kirk Longstein, Project Manager, Energy Services
ATTACHMENT 8 2.8
Packet Pg. 118 Attachment: Energy Board - Memo of Support (10852 : 2021 Building Code Adoption Process)
Environmental Services
215 N. Mason
PO Box 580
Fort Collins, CO 80522
970.221-6600
970.224-6177 - fax
fcgov.com
MEMORANDUM
NATURAL RESOURCES ADVISORY BOARD
DATE: October 25, 2021
TO: Mayor and City Council Members
FROM: Natural Resources Advisory Board
SUBJECT: Support for 2021 International Building Code Adoption with Local Amendments
Dear Mayor and Councilmembers,
On October 20, 2021, Russ Hovland (Chief Building Official), Kirk Longstein (Project Manager),
and Brad Smith (Energy Code Specialist) presented to the Natural Resources Advisory Board on the
2021 International Building Code Adoption. Through a formal motion, the board recommends that
City Council follow staff’s recommendation to adopt all local amendments, in addition to the 2021 I-
Codes, as consistent with City Plans and Policies (e.g. City Strategic Plan, Our Climate Future,
Housing Strategic Plan, Water Efficiency Plan).
More specifically, within staff’s presentation, some of the local amendments were indicated as “not
supported” (by the code review committee). However, the board believes these to be pertinent to said
city plans and policies, and in particular, steps toward EV-readiness to be non-negotiable in moving
our city beyond fossil fuels to achieve emissions-free transportation.
While we are overall enthused with the direction of the 2021 I-Code updates, and the projected
incremental improvements across the themes of efficiency, health & resilience, and growth &
modernization, we look forward to future updates that further drive energy efficiency requirements.
To support the City’s established goals, we are calling for a swift, purposeful move towards even
higher performing and tighter electric-only homes, and look forward to further dialog in the near
future to establish a path towards such standards.
Very Respectfully,
Kevin Krause
Co-Chair, Natural Resources Advisory Board
cc: Kelly DiMartino, Interim City Manager
Jackie Kozak Thiel, Chief Sustainability Officer
Honore Depew, NRAB Staff Liaison and Climate Program Manager
Julie Pignataro, City Council Liaison to the NRA
ATTACHMENT 9 2.9
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Attachment: NRAB 2021 Work Plan
The main purpose of the NRAB is to help ensure the Sustainability of Our Community, i.e., to
systematically, creatively, and thoughtfully utilize environmental, human, and economic
resources to meet our present needs and those of future generations without compromising the
ecosystems on which we depend. We will also strongly consider human health in crafting our
recommendations. We work closely with other boards and actively engage in joint board
initiatives to encourage the goals of high functioning government and high impact civic
engagement. To address these goals, the NRAB has identified the following areas of specific
interest in 2021, with an overall view of integrating the principles of sustainability in each target
area:
1)Waste Reduction and Recycling
The NRAB is excited to provide input and leadership on implementation of the Regional
Wasteshed Plan as part of “Our Climate Future”, including: monitoring and responding to
impacts of the Cameron Peak fire on the lifespan of the landfill; hauling services oversight;
Timberline Recycling Center; Community Recycling Ordinance (extending recycling services);
Community Composting Project; education campaigns to increase residential and commercial
recycling; mandatory recycling of construction debris and Hoffman Mills Road grinding facility;
expansion of multi-family recycling; and expansion of commercial recycling.
As needed, we will also review and comment on: hazardous waste or spills, toxic substances, air
and water pollution prevention and remediation programs; and associated community outreach
and education.
2)Water Resources
The NRAB will focus on the variety of city-wide water resource issues including: Water Supply
Vulnerability Assessment; the Stormwater Master Plan; Low Impact Development (LID)
requirements for development and Metro Districts; and monitoring and reporting of water quality
in Fossil Creek, Spring Creek, and the Poudre River. NRAB will continue to monitor and
coordinate with Staff and other boards' review of water related projects and issues; e.g., NISP/
Glade, City of Fort Collins Water Conservation Plan, Thornton Pipeline, and Halligan/Seaman
Reservoir Expansion. The NRAB will also review and monitor fire, spill and flooding impacts on
water supply and storm and wastewater discharges.
2
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We will continue to review and comment on policies and funding affecting the health of the
Poudre River’s ecology, including Poudre River restoration and stabilization projects; health of
aquatic organisms; Downtown River Master Plan; river rehabilitation projects; and Poudre River
ecosystem modeling and health status projects. As appropriate, we will also look at near-river
water resources such as gravel pits. We may also review city policies with respect to
xeriscaping, permaculture, and urban agriculture (where feeding animals and the environment
are considered), “keyline” irrigating, and other actions that promote more efficient water use.
3)Energy/Climate Action
NRAB will review and comment on renewable energy issues and work to identify opportunities
and needs to ensure equity and inclusion in each of these initiatives. The NRAB will work with
the Energy and Economic Health Boards to provide input on the Climate Economy Action Plan,
Metro District incentives, EV Readiness Roadmap. Specific areas of consideration include:
energy efficient development (e.g., building codes that can contribute to CAP goals); plastic
pollution; transitioning PRPA power facilities from coal and natural gas to renewable energy
sources; residential and small-scale commercial solar rebate program; ongoing conservation and
efficiency programs; and community solar gardens.
As appropriate, the NRAB will work together with the Air Quality Board, Energy Board, and
Transportation Board to provide input on the greenhouse gas emission goals for the City and the
City’s Climate Action Plan and inform Our Climate Future.
4)Transportation Planning
Explore, review and comment on regional and local issues affecting transportation planning in
cooperation with the Transportation Board, including review of Metro District plans; vehicle
miles of travel; need for safe pedestrian and bicycle design and function at major intersections in
both existing and new construction; and implementation of the Bicycle Master Plan.
With respect to the logical connection between transportation and access to nature, the NRAB
will also monitor planning and implementation activities related to the Natural Areas Plan. We
may review issues related to trail experience and crowding, increased use of trails for bicycle
commuting, including appropriate signage, as well as trail adoption programs.
5)Other Related Issues
a.NRAB will monitor progress on the Triple Bottom Line Assessment Tool and the
progress of the Sustainability Services overall.
3
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b.Nature in the City. The NRAB is excited about the Nature in the City program. The
NRAB will look for opportunities to explore public-private partnerships to enhance
“natural” areas available to city residents.
c.Local Agriculture. Explore issues and ideas in the local agriculture and food security
movements.
d.Oil and Gas. Monitor environmental issues related to oil and gas development in Fort
Collins.
e.Night Sky Protection and Outdoor Lighting Requirements. Monitor environmental issues
related to impact of outdoor lighting.
f.Natural resource impact in the Harmony Gateway Plan.
g.Participate in the West Nile Technical Advisory Committee to provide technical expertise
to evaluate, assess, and discuss how to improve the City’s West Nile Management Plan.
4
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Excerpt from Unapproved DRAFT MINUTES WATER COMMISSION
REGULAR MEETING
October 21, 2021, 5:30 p.m. – 7:30 p.m.
Online via Zoom
10/21/202 1 – Excerpt from Unapproved DRAFT MINUTES Page 1
Building Code Updates
Water Conservation Specialist Mariel Miller and Interim Chief Building Official Russ
Hovland, along with Energy Service Project Manager Kirk Longstein and Project
Manager Brad Smith, presented on how the International Code Council (ICC) generates
a new International Building Code every three years through the ICC Code
Development Process. They highlighted especially those codes that pertain to water
efficiency for the Water Commission to consider. City staff proposes an update to the
current 2018 codes to the 2021 I-codes and brings forward local amendments for
Councilmembers to consider.
Discussion Highlights
A Commissioner requested clarification about a portion of the presentation that read
“Uncertainty with Utilities capacity to meet increased electric vehicle (EV) and electric
ready building loads” and wondered about any proposed solutions to offset that
concern. Brad Smith responded that this was mainly a concern from the building code
review committee, as developers and builders have the option to provide 200-amp
service to single family developments, but most choose the 150-amp service because
it’s a lower capacity fee—nearly $400 dollars lower. Thus, if garages are fitted for EV
charging where the whole building has adopted electrification, it may begin tripping
circuits due to electric overload. The biggest reason for this concern is that the adoption
for EV has yet to catch up to the times, but there shouldn’t be any immediate concerns
just yet, though the City will need to adapt to mitigate the concern, e.g. commercial or
multifamily building could result in an option to add another 100-amp service. Another
Commissioner noted the increased construction cost for a new home with the adoption
of the 2021 energy code, which comes to about $5K or approximately a 1% increase,
and expressed concern regarding the affordability of living for future Fort Collins
residents. Other Commissioners agreed that the concern is valid, but overall, the
energy and water conservation efforts are worthwhile. They noted that there are initial
costs that may be offset by incremental savings over time, whereas a retrofit would be
much more expensive than the first year construction cost.
ATTACHMENT 10 2.10
Packet Pg. 123 Attachment: Water Board Minutes (excerpt) (10852 : 2021 Building Code Adoption Process)
2021 Building Code Update11-09-2021Russ HovlandChief Building OfficialKirk LongsteinProject Manager Brad SmithEnergy Code SpecialistATTACHMENT 112.11Packet Pg. 124Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
2Question for City CouncilWhat feedback do Councilmembers have on the proposed local codeamendments specifically related to visitability, energy and water conservation,and electric vehicle charging infrastructure?2.11Packet Pg. 125Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
32021 Building code update Background• The International Code Council (ICC) generates a new International Building Code (I-Codes) every three years through the ICC Code Development ProcessBottom line• City Staff propose an update to the current 2018 codes to the 2021 I-Codes• Staff are bringing forward local amendments for Councilmembers to consider.2.11Packet Pg. 126Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
42021 Building code update approachFort Collins steps to building code adoptionCode review committeeMay-Oct 2021Staff reviewICC code release12 Boards & CommissionsSept & Oct 2021Council Work Session Nov 9, 20212.11Packet Pg. 127Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
5Purpose: 2021 I-Codes + Local AmendmentsThe 2021 International Codes (I-Codes) represent the most up-to-date body of codes regulating building construction•I-Code Purpose: Safeguard public health, safety, and general welfare by regulating structural strength and stability, sanitation, light and ventilation, and energy conservation•Purpose of Local Amendments Strategic alignment to Citywide plans and policies above and beyond those in the I-CodesA family of nine codes•2021 International Building Code (IBC)•2021 International Residential Code (IRC)•2021 International Mechanical Code (IMC)•2021 International Fuel Gas Code (IFGC)•2021 International Energy Conservation Code (IECC)•2021 International Existing Building Code (IEBC)•2021 International Swimming Pool and Spa Code (ISPSC)•2021 International Property Maintenance Code (IPMC)•Colorado Plumbing Code2.11Packet Pg. 128Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
6City Plan and Policy AlignmentHousing Plan Key OutcomesIncreases Housing Supply & AffordabilityIncreases Housing Diversity / ChoiceIncreases Stability / Renter Protections Improves housing equityPreserves Existing Affordable Housing Increases AccessibilityCity Plan• Focus on climate actionOur Climate Future• Efficient, Emissions Free Buildings• Update energy codes every three years• 100% Renewable electricity big move• Climate Resilient CommunityHousing Plan• Everyone has healthy, stable housing they can afford2.11Packet Pg. 129Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
7BenefitsCommunity-wide Benefits• Adoption of I-codes and local amendments mean smaller incremental construction cost increases opposed to large increases if adopting every 6 yrs.• Improves residential energy efficiency by 9.4% and commercial energy efficiency by 5.4%• Improves residential water efficiency by 3.5%• Future proofing to avoid costly retrofits• Indoor air quality and resilience planning for days above 90 degrees• Leading by example and alignment with Larimer County2.11Packet Pg. 130Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
8Cost of ConstructionCode section2021 I-Codes (without IECC)Construction cost increase 2018 energy code to 2021 energy code (DOE estimates)Water efficiency local amendmentsEV Installed(per parking space)EV Ready(per parking space and Single-family garage)EV Capable(per parking space)ResidentialApprox. 2% **$5,056(Approx. 1%)Neutral $2,500 $250 $100Commercial-$0.96 / ft2 Neutral $2,500 $1,300 $300I-Codes adopted every three yearsFirst year construction cost are less expensive than retrofitsStaff Proposals:**for most restrictive compliance path2.11Packet Pg. 131Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
9Cost to the Utilities Rate PayerAdopting energy codes result in a steady lowering of utility costs. Without remaining current on building code adoption over the last two cycles, the average household monthly utility costs would have been$20 higherEfficiency gains have been largely stagnant since 2012 energy code adoption.2015 I-codes adoption2018 I-codes adoption2.11Packet Pg. 132Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
102021 Building Code Changes and Code Committee Review2021 I-Code package of nine codes (supported):• All nine codes with some deletions and modificationsChanges in the new 2021 codes (Supported):• Improved insulation and windows, increased equipment and lighting efficiency.• Solar ready code appendix• Requirement for radon test and if test results above 4 pCi/L then fan installation required.Existing amendments (supported):• 2021 I-Codes now reflect local codes, and therefore several amendments have been removed.• Keep the existing code amendment that deletes the fire sprinkler system required in new detached houses. (not supported by PFA)2.11Packet Pg. 133Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
11Proposed local Amendments & Code Review Committee feedback• Improved building envelope• Electric readiness for space and water heating• Water Conservation• Increased fine for work without the required permit• Remove required vapor retarder in walls• EV charging infrastructure for specific building occupancy typesProposed local amendments (Support)• Improved accessibility in single family homesProposed local amendments (Concerns)2.11Packet Pg. 134Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
12I-Codes + Local Amendment Community Feedback Council work session or adoptionConcerns…………………………….……………………………………SupportConcerns…………………………….……………………………………SupportUncertainty with Utilities capacity to meet increased EV and electric ready building loadsReduce utility billsIncreased first year construction costshousing affordabilityUncertainty with Building Services enforcement capacityConcerns…………………………….……………………………………SupportConcerns…………………………….……………………………………SupportMore resilient building product, consumer choices, and avoided retrofit costs2.11Packet Pg. 135Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
132021 I-Code + Water & Energy Efficiency Local AmendmentsTradeoffsAdded costs put pressure on a developer’s ability to provide below market rate housing opportunitiesMitigationsUtility Cost savingsAvoided retrofit costs3-year adoption cycle represents an incremental cost increase rather than large cost increases from delaying code adoptionKey Alignment:• Our Climate Future • Housing Strategic planEnvironmentalEconomicSocial2.11Packet Pg. 136Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
142021 Building code update – Next Steps • Q4 2021 - Continued public engagement • Q1 2022 - City Council Code package and local amendment Ordinance First ReadingsNext Steps2.11Packet Pg. 137Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
15Question for City CouncilWhat feedback do Councilmembers have on the proposed local codeamendments specifically related to vistability, energy and water conservation,and electric vehicle charging infrastructure?2.11Packet Pg. 138Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Back up Slides2.11Packet Pg. 139Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
17Code Review CommitteeCode Review Committee FeedbackIncrementalCost ImpactShort DescriptionCode Review Committee$50 to $500Fine for working without the required permit to raise from min of $50 to $500. The low $50 fine was not an effective deterrent.AcceptneutralLower water consumption on new residential water closets (toilets) from 1.28 gallon per flush (gpf) to 1.1gpf.~ CFC amendmentAcceptneutralFaucets in public lavatories/buildings (non-residential) will be required to be metered to reduce water consumption.~ CFC amendmentAccept($300-$400) cost decreaseClass I vapor retarder on frame walls no longer required.~ CFC amendmentAccept$30-$70 per window Window u-value improvement from .30 U-factor to .28 U-factor.~ CFC amendmentAcceptneutralCompactness of hot water distribution system. Will not increase and/or may decrease cost of construction.~ CFC amendmentAccept$380-$610 R-49 to R-60 attic insulation.Acceptup to $4970 (sq ft dependent).R-30 wall insulation, R-20+5ci, R-26 to include R-3ci ~ CFC amendmentAccept$125-$257 Required air tightness testing of all duct systems Accept$25-60 Floor cavity R-38. ~ CFC amendmentAcceptneutral Adoption of Solar Ready Appendix CB/RB~ CFC amendmentAccept$10 (wider doors)"Visitable" first floor within dwellings - min 32" clear passage to first-floor bath or half bath, reinforced wall in half-bath or bath, accessible locations for lighting and environmental controls, lever handles on interior doorsConcerns2.11Packet Pg. 140Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
18Code Review CommitteeCode Review Committee FeedbackIncremental Cost ImpactShort DescriptionCode Review Committee$100-$450Radon test requirement and/or mitigation thru fan installation as result of failed test – revision of code thru amendment.Accept$3569 Construction cost increase to build new house from 2018 to 2021 energy code, DOE.$1487 Construction cost increase to build new multi-family per unit from 2018 to 2021 energy code, DOE.$8326 Construction cost increase to build new house from 2018 to 2021 energy code, NAHB.+2.37%Construction cost increase to build new house from 2018 to 2021, does not include energy code, Tallahassee FL.+0.47%Construction cost increase to build new commercial from 2018 to 2021, does not include energy code, Tallahassee FL.2.11Packet Pg. 141Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
19Life SafetyCode Section proposals2.11Packet Pg. 142Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Life Safety20Keep local amendment to not require fire sprinkler systems in new single family detached houses. Continue to require in duplexes and attached townhouses.R313.2 One- and two-family dwellings automatic sprinkler systems. An automatic sprinkler system shall be installed in one- and two-family dwellings.• PFA response time is excellent. Majority of PFA calls are not fire related.• Loss of life in house fires if very low, couple per year.• Fire affects 1 dwelling, not multiple dwellings.• Plumbers will not design so Uponor is monopoly.• 3 different water districts have different tap/meter requirements.• Added city staff time for plan review and inspections.• Adds approx. 2% to cost of house.• PFA has requested that all new homes be fire sprinkled as directed in the IRC.• Suggest we convene a committee of stakeholdersin2022or2023toironouttheseissuestoprepfor possible adding in fire sprinklers in the 2024 code.2.11Packet Pg. 143Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
21Fire Sprinkler System RequirementsFire sprinkler systems are required in all new residential buildings with the exception ofnew single family detached houses.• The 2018 and 2021 editions of the building code does require fire sprinklers to be installed in one- and two-family dwellings and townhomes, however in the 2018 adoption that requirement was amended out for just single-family detached houses (SFD).• We understand that PFA supports fire sprinklers in all dwellings and wants to be a leader in life/safety code provisions.• Before we adopt any model code, we assemble a Community Stakeholder Committee comprised of builders, architects, engineers, code officials, and PFA to review and discuss each code. These concerns were expressed:• Currently there is no codified alternative means/method or trade-off for fire sprinklers• Any permit applicant can install a fire sprinkler system if they choose.• We do require fire sprinklers in SFD when FD access/water issues exist.• Cost and competition of sprinkler design creates a monopoly.• 3 different water districts have different tap/meter requirements that effect the design.• Adds 2% (Approximately $9,870) to cost of house.2.11Packet Pg. 144Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
22VisitabilityCode Section proposals2.11Packet Pg. 145Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Housing strategy - Visitablity 23Application.An applicant for a permit to construct a new dwelling unit with habitable space on the first story shall designate at least one bathroom groupor half bath on the first story that must be designed and constructed to meet visitability requirements of Section R320.1 .Visitability: Bathrooms within dwelling units.A bathroom group or half bath designated for visitability under Section R320.1 must have a minimumclear opening of 32 inches.Visitability: Wall reinforcement.A bathroom group or half bath designated for visitability under Section R320.1 must have reinforced walls that meet thefollowing standards:1. lateral two‐inch (51 mm) by six‐inch (152 mm) or larger nominal wood blocking must be installed flush with stud edges of bathroom walls;and2. the centerline of the blocking must be 34 inches (836 mm) from and parallel to the interior floor level.Exception:Blocking is not required in the portion of the wall located directly behind the lavatory.Visitability: Lighting and environmental controls.Light switches, receptacles and other environmental controls located in a bathroom group or a halfbath designated for visitability under Section R320.1 must be no higher than 48 inches above the interior floor level. Receptacles shall be a minimum of15 inches above the interior floor level.Visitability: Routes within the dwelling unit.A bathroom group or half bath designated for visitability under Section R320.1 must be visit‐able by a routethrough the living room, dining room, and kitchen that provides a minimum clear width of 32 inches and any interior doors must have lever handles.2.11Packet Pg. 146Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Housing strategy - Visitablity 24Visitability: Building Entrance.To the extent practicable, compliance with this section is required for a new dwelling unit with habitable space on the firstfloor if the unit is located within a subdivision submitted for review after [date]. An applicant for subdivision approval must identify those lots for whichcompliance with this section shall be required.For lots identified by a subdivision applicant under Subsection‐‐‐‐‐‐‐‐, above, a new dwelling unit with habitable space on the first floor must include:a. a building entrance located at the front, side, or back of the dwelling that is served by a visit‐able route, including a walking surface from agarage, ramp, sidewalk, or public right‐of‐way that is within 200 feet of the building entrance and has a minimum net clear opening of 32inches; andb. a no‐step entrance maximum distance between the interior floor level of the building entrance and the adjacent walking surface level may beno greater than one‐half inch.Background:Visitability changes were a policy in the Housing Strategic Plan that was adopted by City Council in March 2021. Currently accessibility requirements do not apply to single‐family or two‐family homes. This creates challenges for people with mobility impairments, whether they are visiting someone, have an unexpected reduction in mobility, or wish to age in place. When we had a work session with Council in July, we told Council that visitability changes would be considered as part of the IRC update.2.11Packet Pg. 147Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
252021 I-Codes + Local Amendments: VisitabilityThe Local Amendments represent a strategic alignment with Citywide plans and policies.Purpose:Improve housing equity, increase accessibility, increase housing diversity/choice (Housing Strategic Plan, 2021)HSP Strategy #6: Evaluate implementation of a visitability policy.Allows easy visitation for residents with physical disabilities in new housing developments (one zero-step entrance, 32-inch doorways, andbathroom on the main floor that is wheelchair accessible). Visitable design has been shown to add minimal additional cost.Why Prioritized? Low-cost approach to leveraging additional resources and strategiesto achieve City’s goal/vision. Acknowledges regional nature of housing challenges andaddresses by regional/state framework.2.11Packet Pg. 148Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Energy Codes/IAQ26Code Section proposals2.11Packet Pg. 149Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
27Energy CodeEnergy Why the 2021 IECC is so important?• Lack of progress the previous two code cycles • Comprehensive improvements• Upgrades to building envelopes include improved window and insulation values• Improved mechanical equip and lighting efficiency• Adoption of solar ready code appendix for commercial and residential• Electric readiness for space and water heating• EV Infrastructure to support CFC EV Roadmap2018 to 2021 energy code efficiency gains nearly 15%CommercialResidential2.11Packet Pg. 150Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
28Code UpdatesENERGY EFFICIENCYPrescriptive Code Path AnalysisCost % Energy Savings Annual Cost Savings NotesDOE Residential Cost Effectiveness analysis - CZ 5Increase ~$5056 for residential9.38% $173 International Energy Conservation Code (IECC) onlyNAHB Residential Cost Effectiveness Analysis – CZ 5Increase~$8,326 for residential10% $216 International Energy Conservation Code (IECC) onlyDOE Commercial Cost Effectiveness analysis - ColoradoDecrease 5.4% $0.056/ft2ANSI/ASHRAE/IES 90.1*closely mirrors IECC commercial Note: there are multiple prescriptive and performance-based compliance options that provide pathways with varying costs2.11Packet Pg. 151Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
29WaterCode Section proposals2.11Packet Pg. 152Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Historical Plumbing Code Updates302011•Toilets: 1.28 GPF•Showerheads: 2.0 GPM•Bathroom sink: 0.5 GPM (non-residential), 1.5 GPM (residential)•Kitchen sink: 1.8 GPM2018•Toilets:MaP score of => 600 grams•Showerheads:1.8 GPM showerhead (excluding I & E occupancies)•Faucets:Commercial, private lavatory faucet (excluding I and R occupancies): 0.5 gpm2021•Toilets:1.1 GPF toilets (down from 1.28)•Faucets:Metered in public restrooms (0.25 gallons per metering cycle) (no longer allowing non-metered 0.5 GPM)2016 Colorado becomes a WaterSense stateClick to add textGPF: Gallons per flushGPM: Gallons per minute2.11Packet Pg. 153Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
31Code UpdatesMeasure Cost Availability Water Savings Performance Exceptions NotesResidential, new construction 1.1 GPF toiletsNeutral 357 model, 41 brands- 854 gal/YR per HH- 25.6 MG/YR in GMA- 5.1 MG/YR in Utilities service areaNeutral (Over 600 installed since 2019, 92% surveyed like 0.8-1.1 GPF toilet)Comm. & existing res. construction still allowed 1.28 GPFwastewater flowsMetered faucet for public restroomsNeutral 1786 models25% reduction compared to non-meteredNeutral Residential & Private, commercialwastewater flowsIncrease plumbing compactnessLess n/a - 1,750 gallons/YR per HH- 52.5 MG/YR in GMA- 10.5 MG/YR for Utilities service areaPositive Alternatives allowedLess design flexibilityWATER EFFICIENCYGPF:Gallons Per FlushMG/YR:Million Gallons Per YearGMA:Growth Management Area (assumes 30,000 new dwelling units at build out)2.11Packet Pg. 154Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
EV Codes 32Code Section proposals2.11Packet Pg. 155Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
EV Charging IncentivesFederal• 30% Tax credit for EV charger hardware and installation cost• Residential $1,000 max• Commercial $30,000 maxState• Grants for Commercial and Multifamily Developers including installation and maintenance• $9,000 maxLocal• Annual Group Buy program - City of Fort Collins partnership with local car dealerships & non profits• discounts up to 50% MSRP332.11Packet Pg. 156Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – New Single Family Section R332 Electrical Vehicle Ready:All new single-familydwellings with an attached garage or carport shall be providedone continuous 40-amp, 208/240-Volt dedicated branch circuit forelectric vehicle supply equipmentthat is terminated at areceptacle orelectric vehicle supply equipment.Except in cases where a transformer upgrade is required.342.11Packet Pg. 157Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
35Proposal – CommercialCity of Fort Collins Occupancy Classification for EV Charging InfrastructureEVSE - installed EV - Ready EV – capablePercent of total parking spacesTier 1Residential10% 20% 40%Tier 2Mercantile5% 15% 20%Institutional5% 15% 20%Business5% 15% 20%Educational5% 15% 20%Factory5% 15% 20%Assembly5% 15% 20%Tier 3High hazard1% 5% 15%Storage1% 5% 15%Utility and misc. group1% 5% 15%2.11Packet Pg. 158Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – Existing Buildings3605.4 Existing Building:Existing Buildings that provide on-site parking and undergo a renovation or alteration in which the scope of work is more than 50% of the total building area shall provide at least one EVSE-installed space ($6300 to retrofit EV ready).362.11Packet Pg. 159Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
EV Proposal – ExemptionsExemptions1. Type 2 Chargers reduced by up to five provided that the building includes not less than one parking space equipped with an electric vehicle fast charger and not less than one electric vehicle ready space. 2. Parking spaces associated with structures and tenant spaces intended for quick transactions, including takeout, pickup, and drop-off, having a public access area shall be exempt.3. All new and existing developments, where the EV-capacity requirements would result in the upgrade of an existing transformer, are exempt.372.11Packet Pg. 160Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – ADA Compliance3605.1.2 Accessibility: AllElectric Vehicle Ready andElectric vehicle supply equipment (EVSE) installed spaces shall meet all requirements in Chapter 11 of this code.SECTION 1107MOTOR-VEHICLE-RELATED FACILITIES1107.2.1 Number of accessible vehicle spaces.(Existing language from the IBC): Not less than 5 percent of vehicle spaces on the site served by electrical vehicle charging stations, but not fewer than one for each type of electric vehicle charging stations, shall be accessible.382.11Packet Pg. 161Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on Affordable Housing39Cost Scenarios2.11Packet Pg. 162Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on Residential Builders40NAHB Single Family Price and Cost Breakdowns - 2019 National Resultshttps://www.nahbclassic.org/generic.aspx?genericContentID=271883&channelID=311Avg Lot Size: 11,186Avg Finished Area: 2,776I. Sale Price Breakdown Average % Share of Price A. Finished Lot Cost (including financing cost) $ 89,540 18.1%B. Total Construction Cost $296,652 60.1%(Supported) C. Construction Cost increase 2018 IECC to 2021 IECC Up to $ 8,326 (NAHB estimates) 1.6%E. Financing Cost $ 8,160 1.7%F. Overhead and General Expenses $ 23,683 4.8%G. Marketing Cost $ 4,895 1.0%H. Sales Commission $ 18,105 3.7%I. Profit $ 44,092 8.9%Total Sales Price $ 493,453 100.0% 2.11Packet Pg. 163Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on the avg. Home Buyer41Cost increase to an average buyer in Fort Collins will increase$16 per monthFort Collins Single Family Residential IECC Building Code update – Average Home Buyer Scenario2018 IECC 2021 IECCNational Avg Total Residential Construction Cost increase 2018 IECC to 2021 IECC (NHBA estimates) $ - $ 8,326 Median Sale Price$ 515,000 $ 523,325 Down Payment (20%)$ 103,000 $ 104,665 Loan amount - 30 yr. fixed @ 3%$ 412,000 $ 418,660 Utilities cost - estimated monthly savings (DOE estimates) $ - $ (18) Mortgage (P&I) - estimated monthly payment $ 2,142 $ 2,176 Average monthly residential Utility Costs$ 90.00 $ 72.00 Estimated Total Cost to Occupy - Mortgage plus Utilities $ 2,232.00 $ 2,248.00 2.11Packet Pg. 164Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Impacts on Commercial Real Estate42Reduced first costs and increased savings is due to the interaction between measures such as: • Improved building thermal envelopes reduce heating & cooling loads resulting in smaller HVAC equipment.• Fewer light fixtures are required with reduced lighting power measures. LED = reduced lighting costs and longer lamp lifespan (less replacements).• Improved mechanical equipment efficiencies result in longer equipment lifespan (ie: less cycling on/off).Fort Collins Commercial IECC Building Code update Incremental Commercial Construction Cost (CO) Avg % Energy Cost Savings Avg $ Energy Cost Savings-$0.96 / ft25% $0.07 / ft2* Standard ANSI/ASHRAE/IES 90.1-2016 to Standard 90.1-20192.11Packet Pg. 165Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
2021 Code Adoption Review Committee43Name CompanyAlan CramCram Services; Building Review CommissionSarah CarterPoudre Fire AuthorityBrad SmithCity Staff, Utilities/Plan ReviewBrian KellyToll Bros.Ceri JonesTriton CommunitiesCharlie AtwoodHartford HomesJon TschetterHartford HomesEric FriedCBO, Larimer CountyJeff SchneiderArmstead ConstructionStace McGeeEquiterra Design/Green InsightMike DoddridgeDoddridge ConstructionMike MissimerMGI Mechanical ServicesPaul HigmanGS ServicesEveritt PettitWellington Fire Protection DistSteve SteinbickerArchitecture WestJim MeyersSouthwest Energy Efficiency ProjectGreg BlackColorado Lic. PE2.11Packet Pg. 166Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Scheduled Public Outreach and Feedback44The 2021 I-Codes with proposed amendments willbe presented to numerous boards and commissions:Chamber of CommerceBuilding Review CommissionNorthern Colorado Home Builder AssociationPoudre Valley Fire Dist BoardPoudre Fire Authority BoardAffordable Housing BoardBoard of RealtorsEnergy BoardPlanning and Zoning BoardNatural Resource Advisory BoardWater CommissionCommission on Disability2.11Packet Pg. 167Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
452021 Building code update Current Codes Adopted: 2.11Packet Pg. 168Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
462021 Building code update Codes under review: 2.11Packet Pg. 169Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – New Multi-Family 3605.3 Buildings containing R1 or R2 occupancies:All new Building that include either an R-1 or R-2 occupancies, or for buildings undergoing a change of use to an R-1 or R-2 occupancyclassification that provide on-site parking shall provide electrical vehicle charging per thefollowing:1. 5 percent (5%) of total parking spaces shall be EVSE-Installed Spaces ($2500 each).2. 15 percent (15%) of total parking spaces shall be EV-Ready Spaces ($1300 each). 3. 40 percent (40%) of total parking spaces shall be EV-Capable Spaces ($300 each). 4. The total amount of required accessible parking spaces shall be removed from the total number of available spaces when calculating the required percentage of spaces for EV. 472.11Packet Pg. 170Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
Proposal – New Industrial/Commercial 3605.2: New Buildings:All new buildings or buildings undergoing a primary change ofoccupancy or use that provide on-site parking shall provide electrical vehicle charging per thefollowing:1. 5 percent (5%) of total parking spaces shall be EVSE-Installed Spaces2. 20 percent (20%) of total parking spaces shall be EV-Ready Spaces. 3. 15 percent (15%) of total parking spaces shall be EV-Capable Spaces. 4. The total amount of required accessible parking spaces shall be removed from the total number of available spaces when calculating the required percentage of spaces for EV. 482.11Packet Pg. 171Attachment: Powerpoint Presentation (10852 : 2021 Building Code Adoption Process)
DATE:
STAFF:
November 9, 2021
Tammi Pusheck, Interim City Clerk
Rita Knoll, Chief Deputy City Clerk
Carrie Daggett, City Attorney
WORK SESSION ITEM
City Council
SUBJECT FOR DISCUSSION
Boards and Commissions: Interview Process.
EXECUTIVE SUMMARY
The purpose of this item is to determine and document interview and appointment processes for Boards and
Commissions appointments.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Staff requests direction regarding the interview process and subsequent recommendation process related to
Boards and Commissions appointments.
BACKGROUND / DISCUSSION
Historically, there has not been a documented process related to the interview and appointment process for
Boards and Commissions. This work session is to explore ways to document the process for consistency and
equity purposes.
ATTACHMENTS
1. Powerpoint Presentation (PDF)
3
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November 9, 2021Interview, Selection, and Appointment DiscussionTammi Pusheck, Rita Knoll, Carrie DaggettBOARDS AND COMMISSIONSATTACHMENT 13.1Packet Pg. 173Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)
Mission:Determine and document interview and appointment processes for Boards and Commissions23.1Packet Pg. 174Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)
33.1Packet Pg. 175Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)
Past Practice:Interviews for applicants to boards, commissions, and authorities are conducted by a team of Councilmembers. The team consists of the Council Liaison to the particular board, commission, or authority and one other Councilmember. The Citizen Review Board interview team includes the Council Liaison, the City Manager and one other Councilmember. Council interview teams are determined by the City Clerk’s Office each year after the annual recruitment process. The City Clerk’s Office determines the interview teams to balance the amount of time each Councilmember spends conducting interviews and to minimize the number of evenings/afternoons required to conduct the interviews. Councilmember interview teams submit recommendations for appointment to boards, commissions, and authorities to the City Clerk’s Office. The Clerk’s Office prepares an appointment Resolution for Council action. 43.1Packet Pg. 176Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)
Scope of Processes:53.1Packet Pg. 177Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)
Questions:Who will participate in interviews and how will that be determined?Will all candidates be interviewed?If not, how will that be decided?What does the application review process look like?Will back-up selections be identified?How long are back-up selection kept and will they be maintained when one or more of the interview team has left Council? Should there be a different interview process for Quasi-judicial Commissions?If so, what would that look like?What actions will prompt a separate recruitment after the Annual Recruitment/Appointment process has taken place in the finalquarter of each year?When a Boardmember is elected to Council, there by creating a vacancy, is this a reason for automatically beginning recruitment process?63.1Packet Pg. 178Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)
Looking to the Future:• Training for: Council, Staff, and Volunteers• Expectations for roles to be defined, including the difference between being on an ADVISORY board vs. being part of a QUASI-JUDICIAL commission.• How to run a meeting.• Create a code of conduct.• Create a civility contract to be signed by volunteers.• Defining a process/mechanism for Board/Commission members to formally make a complaint.73.1Packet Pg. 179Attachment: Powerpoint Presentation (10870 : Boards and Commissions: Interview Process)