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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/20/2025 Strength in design. Strength in partnership. Strength in community. VAUGHT FRYE LARSON ARONSON architects 419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191 108 East Lincolnway Cheyenne, WY 307.635.5710 w w w . v f l a . c o m 06-20-2025 City of Fort Collins Land Use Review Commission 281 North College Avenue Fort Collins, CO 80524 RE: Comment Responses for the proposed ADU located at 412 W Mountain Ave To the Staff at the Fort Collins Planning Department, Please see responses to the city’s Comment Response Letter resulting from the Conceptual Review Meeting for this project held on April 3, 2025. Our responses are written orange in the following pages. Thank you for your time in reviewing this BDR Submittal. Sincerely, Taylor Meyer – VFLA, Inc. 419 Canyon Ave, Suite 200 Fort Collins, CO 80521 (970) 224-1191 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com April 04, 2025 Taylor Meyer VFLA Architecture + Interiors 419 Canyon Avenue Suite 200 Fort Collins, CO 80521 Re: ADU at 412 W Mountain Ave Description of project: This is a request to develop an ADU at 412 W Mountain Ave (parcel # 9711408024). The applicant is proposing an ADU located behind primary residence. Access can be taken from W Mountain Ave. The property is located directly north of W Mountain Ave and approximately 0.32 mi west of N College Ave. The site is located in the Old Town District, High (OT-C) zone district and the project is subject to a Basic Development Review (BDR). Please see the following summary of comments regarding ADU at 412 W Mountain Ave. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2. The proposed development project is subject to a Basic Development Review (BDR). This review is an internal administrative process, and the Director (or their designee) will make the final decision without a public hearing. 2 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. 5. As part of your submittal, a response to the comments provided in this letter is required. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. 6. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file- naming-standards_v1_8-1-19.pdf?1736463712 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 2_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. 7. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html 8. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. 3 9. Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. 10. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. 11. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. 12. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. Overall, the site layout and setbacks look ok for Planning's requirements. 2. Please provide floor area of main home on the plan, The floor area of the existing primary residence is now included on the Site Plan (SHEET A1). 3. Max wall height along side lot lines is 13ft. with the gable ends facing the side does not comply with the wall height standards. A letter requesting a Modification of Standard is included in this BDR submittal. 4 4. Dormers and other architectural features may only by 8' wide and must be setback 2' page 2-16 The design has been modified such that the dormers are no wider than 8’ and are setback 2’ from the main level wall below. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION - HISTORIC ELIGIBILITY: This property is known as the historic Davis House, built in the late 1890s and has been considered potentially eligible for City Landmark designation for its architectural importance in past survey efforts. If interested in historic designation, please contact our office regarding incentives and responsibilities. 2. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Department: Engineering Development Review Contact: Dave Betley dbetley@fcgov.com 970-221-6573 1. It appears that the sidewalk has been reconstructed in front of the property. This will need to be verified. Applicants are required to bring the sidewalk up to ADA standards. It appears this may have already been performed? This will need to be verified. The contractor (Old Town Design Build) will confirmed that the sidewalk in front of the property meets ADA standards and if it does not the sidewalk will be reconstructed as such. 2. There appears to be an above ground power line along the property boundary. City codes requires that these power lines are put underground. Discussion around the impact of this property will need to take place with development plans. The above-ground utility line is confirmed by the contractor (Old Town Design Build) to be a communication line only, not a power line. 3. Development adjacent to alleys require a dedication of an eight foot utility easement. This will need to be explored on how the it impacts the existing structures and utility easement dedication. This is addressed in the Utility Plan. 4. Mountain Avenue is listed as a two lane arterial. The right of way dedication for the street per the Larimer County Urban Area Street Standards is 84 feet. The existing right of way appears to be 141 feet. Please verify when developing the site plan. If less than 84 feet, additional right of way may be required. The right of way is not less than 84 feet. 5. Please show the right of way width on the site plan. Alleys require a twenty foot dedication. It appears this requirement is met but need to be verified on the site plan. The 20’ right of way is noted on the Site Plan. 6. Parking on Mountain is marked for two hour parking on Mountain Avenue. Will parking be allocated on the lot for the property? Yes, 2 parking spots are provided in the garage on the lower level of the ADU and 2 additional parking spots are provided on the 5 concrete apron between the ADU and alley. 7. Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due before issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php Understood, the fee will be paid before picking up the building permit. 8. Any damaged curb, gutter and sidewalk existing before construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, must be replaced or restored to City of Fort Collins standards at the Developer's expense before the acceptance of completed improvements and/or before the issuance of the first Certificate of Occupancy. 9. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. 10. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 11. The location and design of bicycle improvements are determined by the Active Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html? id=21f8371afffd4b339ce7bcbdb6b27585 Any frontages not shown should default to LCUASS standards 12. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to LCUASS. Please inquire with staff if the designation of the specific frontage or intersection you are developing does not have a corresponding standard in LCUASS 13. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php 14. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. If civil construction plans (utility plans) are required: Please use LCUASS Appendix E as a reference for what needs to be included in the utility plans 15. A Development Construction Permit (DCP) will need to be obtained before starting any work on the site. 16. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 17. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval before installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. 18. The development cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development 6 19. Doors are not allowed to open out into the right-of-way 20. Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. 21. In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application 22. Developments often involve negotiation and consensus with other agencies and property owners. If there is an affected ditch, private easement/utility, HOA, railroad, state maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City before scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php 23. Certain projects require Development Agreements. Further discussion will be needed on this topic. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: Based on the narrative provided, this project would not require the submittal of a transportation impact study according to the City of Fort Collins guidelines within Chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. INFORMATION: Based upon the submitted materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, Erosion Control Material submittal is not needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Although the project at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code §26-498. If complaints are received or site observation of the project seems not to prevent the pollutants from being discharged, The City may 7 require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk through the use of straw wattles or silt fence. If at building permit issuance any issues arise, please email erosion@fcgov.com to help facilitate getting these permits signed off. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development 3. Documentation requirements (site specific comment): (Single Family 1-lot development) A drainage letter and construction plans (site plan, grading & drainage plan, and utility plan) are required and must be prepared by a Professional Engineer registered in the of State of Colorado. These must document the existing and proposed drainage patterns, identify where site runoff is going (stormwater outfall), address any need to mitigate additional runoff directed onto adjacent properties (in some cases offsite easements are required), and tabulate the final site impervious areas. Alley Drainage (special case): Drainage into alleys can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development and may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. A drainage letter, analysis, and construction plans have been provided by a registered engineer. 4. Stormwater outfall (site specific comment): The stormwater outfall options for this site need to be analyzed as part of the drainage study. The stormwater outfall options for this site are analyzed in the drainage study. 5. Stormwater Quality requirements for single family lots only (standard comment): If the improvements create or modify greater than 1,000 square feet of impervious area, stormwater quality treatment will need to be provided for the new or modified impervious areas. In this case disconnection of impervious areas and directing the down spouts into landscaped areas are two acceptable methods. Low Impact Development (LID) methods, such as rain gardens and permeable pavers, may also be options. These details are provided in the Drainage Analysis 6. Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on the new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. These details are provided in the Drainage Analysis 7. Fees (standard comment): The 2025 city wide Stormwater development fee (PIF) is $12,012/acre ($0.2758/ sq. ft.) 8 of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 1. Existing Water Infrastructure (site specific comment): There is an existing 10-inch water main in Mountain Avenue with an existing 3/4-inch water service to the site. 2. Existing Wastewater Infrastructure (site specific comment): There is an existing 12-inch wastewater main in Mountain Avenue with an existing wastewater service to the site. 3. Fees (standard comment): New or upgraded water and wastewater services will require development and water supply requirement (WSR) fees, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees Department: Electric Engineering Contact: Daniel Paluzzi dpaluzzi@fcgov.com 1. SITE SPECIFIC: Light & Power feeds the existing home from the transformer in the backyard. 2. SITE SPECIFIC: Padmount transformers are required to have at least 10’ of clearance from any combustible walls or building openings. To keep the transformer in place, modifications to the ADU’s windows and building materials will need to be made. Alternatively, the transformer can be relocated at the expense of the developer. If you are going to change the building materials, please adhere to all of the clearance requirements listed in the electric service standards in figures ESS-4, ESS-5, and ESS-6 using the link below: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf The design of the ADU has been modified such that there is no building opening within 10’ of the existing transformer, and the exterior of the walls of the ADU will be finished with non-combustible cementitious lap siding. 3. FOR INFORMATION: Any existing electric infrastructure that needs to be relocated or modified as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. 4. FEES: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees 5. INFORMATION: The ADU would be required to be individually metered and will require 9 its own service. Meter location(s) will need to be coordinated with Light and Power. Please show proposed meter location on the plans. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf An individual electric meter will service the ADU. The meter location is noted on the Main Level Floor Plan on Sheet A2 and on the East Elevation on Sheet A3. 6. INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. The transformer must have 2 ft clearance from sidewalks and from the front face of the curb face. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. The ADU is located such that the existing transformer maintains the required clearances and is within 10’ of a drivable surface. 7. INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. Please be aware that no permenent structures are allowed to be placed in a utility easement. 8. INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. ACCESS: Access from Mountain does not meet the required 150 ft to all portions of the proposed ADU. Additionally, Mountain is an arterial road and cannot be considered for access. However, the addition of an authorized sprinkler system (NFPA 13D) could be used as an alternate method, and no additional access requirements would be necessary. Additionally, the alley could be considered for access but must be improved to meet the fire lane requirements. Wherever emergency access is determined, there must be a walkway from the EAE to the main door of the ADU. See below for details. FIRE APPARATUS ACCESS – IFC 503.1.1 Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. An NFPA 13D fire sprinkler system will be installed in this ADU. A note indicating this has been added to Sheet A2. ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. 10 A concrete access walkway to the main egress door of the ADU is provided and is shown on the Site Plan on Sheet A1. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. - In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. 2. ADDRESS: If there will be an additional address for the ADU, it will need to be clearly marked and identifiable for emergency responders. How will emergency responders know that there is an ADU around back? Will there be wayfinding signage? See below for requirements. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Address numbers will be provided on the ADU. They are noted on the West Elevation on Sheet A3. 11 3. WATER: The closest accessible hydrant is on the NE corner of W Mountain and Meldrum but is beyond the required distance. However, an exception to the requirement would be installation of an authorized sprinkler system (NFPA 13D) to the ADU. WATER SUPPLY -Single Family Residence Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of all portions of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An NFPA 13D fire sprinkler system will be installed in this ADU. A note indicating this has been added to Sheet A2. 4. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com 1. INFORMATION: If there are any changes to existing landscape, City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] requires that, to the extent reasonably feasible, landscapes be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses, and a reduction on non-functional turf areas. Native plants and wildlife-friendly plants are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. 2. INFORMATION: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds per the Fort Collins Charter (Chapter 4, Division 8 - Wild Birds). In order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. If tree removal or trimming is planned, please include the following note on the plans: "IN ACCORDENCE WITH THE MIGRATORY BIRD TREATY ACT, NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) IF NO ACTIVE NESTS EXIST ON THE PROJECT SITE, TREE MITIGATION PLANS MAY BE EXECUTED WITH THE ISSUENCE OF A DEVELOPMENT CONSTRUCTION PERMIT. IF ACTIVE NESTS ARE FOUND, STOP WORK AND COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND 12 CONSTRUCTION APPLY." A tree may be removed during the construction of this ADU. The required note has been added to the Site Plan on Sheet A1. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. ADU's are considered a new house per the adopted building code and permit is required for single family house construction and shall comply with adopted codes as amended. Current adopted codes are: • 2021 International Residential Code (IRC) with local amendments • Colorado Plumbing Code (currently 2021 IPC) with local amendments • 2023 National Electrical Code (NEC) as amended by the State of Colorado • Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes • New 2024 buildings codes will be adopted in early 2026. • Please read the residential permit application submittal checklist for complete requirements. • Snow Live Load: Ground Snow Load 35 PSF. • Frost Depth: 30 inches. • Wind Loads: Risk Category II (most structures): • 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado • Seismic Design: Category B. • Climate Zone: Zone 5 • Energy Code: 2021 IECC residential chapter INFORMATIONAL ITEMS: • 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. • Fire separation of 10ft between dwellings is required. • Bedroom egress windows (emergency escape openings) required in all bedrooms. • For buildings using electric heat, heat pump equipment is required. • A passing building air tightness (blower door) test is required for certificate of occupancy. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. • New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. • The roof must be provided with solar-ready zones at outlined in IRC appendix RB. • Energy code requires short hot water supply lines by showing plumbing compactness. Stock Plans: When the same residential buildings will be built more than once, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. All development plans are required to be on the NAVD88 vertical datum. Please make 13 your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. 2. If submitting a replat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal.