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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/06/2025 Page 1 of 15 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/developmentreview April 18, 2025 Evan Gilmartin 2519 S Shields Street, Ste 1K 194 Response Letter: August 6, 2025 Fort Collins, CO 805261855 RE: Gilmartin Single Unit Dwelling with ADU, FDP250005, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Gilmartin Single Unit Dwelling with ADU. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970 221 6695 Topic: General Comment Number: 1 INFORMATION: 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Comment Number: 2 SUBMITTAL: As part of your submittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. Page 2 of 15 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]. There are twenty-five (25) comments requiring action before this project can be deemed ready for hearing. Comment Number: 3 SUBMITTAL: 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 requirement ts and file naming standards_v1_8 1 19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Comment Number: 4 SUBMITTAL: 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/sfdcarti cles/sfdcarticles/Drawing text appears as Comments in a PDF created by AutoCAD.html Comment Number: 5 SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Page 3 of 15 Comment Number: 8 FOR RECORDING – PLAT AND PLANNING SET: Could you please update the City signature blocks on the Plat and Planning Set? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, ____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. Response: As requested, both the Plat and Planning Set have been updated to show the date as directed, and the title blocks now provide sufficient space to accommodate digital signatures. Comment Number: 9 FOR HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right of way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Comment Number: 10 FOR HEARING: All "For Hearing", "For Approval", "For Final Approval" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970 221 6599 Topic: General Comment Number: 1 04/15/2025: For Hearing: For Hearing: Please note on the plans that final building design shall meet the zone district and building type standards as outlined in Section 2.2.1 and Division 3.1. Response: The primary structure will be a single family dwelling and will be a “detached urban house” and the accessory dwelling unit will comply with these standards of these two sections. A note with these Code citations has been added to the Site Plan as requested. Page 4 of 15 Comment Number: 2 04/15/2025: For Hearing: Pedestrian paths from the units to the street and public spaces are required. Please indicate and note these paths on the site plan. Response: A four-foot-wide walkway is shown that connects both units to the public sidewalk on S. Taft Hill Road. Comment Number: 3 04/18/2025: For Hearing: See markups on General Notes sheet C101 Response: These markups have been addressed. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 03/31/2025: FOR APPROVAL: Please address all redlines on the plans. Comment Number: 2 04/02/2025: FOR APPROVAL: There needs to be a better legend on the plans. All linetypes need to be shown in a legend or otherwise labeled on the plans. Comment Number: 3 04/02/2025: FOR APPROVAL: Please add 9 ft width utility easements adjacent to the ROW of Pennsylvania Street, per LCUASS figure 7 9F. Response: The easements have been added to the Plat. Comment Number: 4 04/02/2025: INFORMATION: At the time that Pennsylvania Street is constructed and able to provide access to this property, this property's current access onto Taft Hill Road must be closed down, and access must be established from Pennsylvania Street. The previous driveway at Taft Hill will need to be reconstructed to a sidewalk that meets ADA and LCUASS standards. Response: A note has been added to the Site Plan addressing this issue. Page 5 of 15 Comment Number: 5 04/02/2025: INFORMATION: I am confused by your submittal of the site plan vs. the utility plan. It seems like the exact same plan was submitted twice, once for utility plans and once for the site plan. Was that your intent, or should it be one plan that is used as both the utility plan and the site plans? There are different items, such as approval/signature blocks, that apply to each type of plan. The Utility plan must adhere to LCUASS standards and the utility plan checklist found in LCUASS appendix E. Response: These plans have been separated. Comment Number: 6 04/15/2025: FOR APPROVAL: There should be a hard surface walkway for emergency services to use either from the front of the residences to the driveway or from the front of the residences to Taft Hill Road. If the buildings will have sprinkler systems installed, then this comment can be ignored. Response: A four-foot-wide concrete walk now connects both entrances to the sidewalk on Taft Hill Road. In addition, both dwellings will be equipped with an automatic fire extinguishing system. Comment Number: 7 04/15/2025: FOR APPROVAL: Please provide an existing conditions sheet in the utility plan sheet set. Response: The site is currently vacant and undeveloped. Please see sheet U102 for details. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970 224 6175 Topic: General Comment Number: 1 04/13/2025: INFORMATION: Based on the narrative provided and the anticipated increase in trips/traffic being less than the required 20 peak/200 daily trips, the requirement of a formal transportation impact study will be waived at this time. The access details included in the narrative are also accepted by the City with the expected long term future construction of Pennsylvania allowing for the primary access to this property to be taken off that street and theTaft Hill access being closed. Response: A note has been added to the Site Plan regarding the closing of the driveway on Taft Hill Road when access becomes available via Pennsylvania St. Page 6 of 15 Comment Number: 2 04/13/2025: FOR APPROVAL: ADA accessible pedestrian facilities and connectivity will need to be detailed within the Utility plans to demonstrate how access will be taken to the units for emergency services. The new driveway will also need to be detailed within the plans to show compliance with all Engineering standards, along with the reconstruction of the old driveway that will no longer provide access. Response: A private four-foot-wide concrete walkway now connects both entrances to the public sidewalk on Taft Hill Road. As required, the LCUASS Drawing 706.2 that details the standard driveway approach with Attached walk (Type II) and the new driveway detail LCUASS Figure 7 -11F, Alley Option (A) (Drainage to Center) are now both provided on the Construction Detail, Sheet U105 of the Utility Set. Additionally, a 4’ sidewalk is now shown in both the Planning set (Sheet P102) and the Utility Set (Sheets U103 and U104) to connect with the attached walk on the south side of the driveway providing direct access to each dwelling unit from the attached sidewalk. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre fire.org 970 416 2869 Topic: General Comment Number: 1 04/11/2025: FOR APPROVAL Civil site plan note 10 should be corrected to show "must provide an approved 13D automatic fire sprinkler system" Response: The following statement is now included in the Utility Set General Notes, Note 49, Sheet U101: “All buildings must provide an approved 13D automatic fire sprinkler system.” Comment Number: 2 04/15/2025: FOR APPROVAL 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. Comment response indicates a gravel drive way to provide access however this does not provide adequate access to the main front door of the dwellings. The access walkway also needs to be a surface (hard surface) capable of moving personnel and medical equipment from emergency/fire apparatus to the front doors. Please provide details on the site plan for the access walkway. Response: A four-foot-wide concrete walkway will connect the entrances of both dwellings to the sidewalk on Tatt Hill Road. Page 7 of 15 Department: Stormwater Engineering Contact: Derek Lutz dlutz@fcgov.com 970 221 6339 Topic: General Comment Number: 1 04/14/2025: FOR FINAL APPROVAL: Please see markups on the Utility Plans and the Drainage Report. Address all markups and provide comment responses with the next submittal. Comment Number: 2 04/14/2025: FOR FINAL APPROVAL: Provide more detailed grading on the next submittal to ensure all developed runoff remains onsite until Taft Hill Road right of way. Response: In response to this comment, the existing grades and contours will remain unchanged to the extent possible. Minor grading will occur around each structure in order to promote flood water flow to the flood vents that are proposed in each structure. As requested, this minor grading is now shown on the Grading and Drainage Plan, Sheet U103. Comment Number: 3 04/14/2025: FOR FINAL APPROVAL: Drainage Report: Please review the PDP/FDP Drainage Report Checklist in the For Collins Stormwater Criteria Manual (FCSCM). Follow the checklist format, include all necessary items, and utilize FCSCM calculation methods. Please eliminate information that is not relevant to the drainage design. Response: Thank you for this comment. The Fort Collins Stormwater Criteria Manual (FCSCM) was used to generate composite runoff coefficients and precipitation numbers, the values of which were incorporated into the MHFD Rational Method spreadsheet to calculate the design storm runoff rates. Department: Water Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970 221 6339 Topic: General Comment Number: 1 04/14/2025: INFORMATION: The water and wastewater services can be extended directly from the principal residence to the ADU. There does not need be common service lines in the driveway. Response: As suggested, the water and wastewater services for the ADU are now shown to extend from the principal residence. Page 8 of 15 Comment Number: 2 04/14/2025: FOR FINAL APPROVAL: When an ADU is served by the same water/wastewater service lines as a principal residence, we require a covenant agreement stating that the ADU cannot be sold separately from the principal residence without the addition of separate service lines. I will follow up with our standard agreement. Response: The Applicant understands the requirement for a covenant agreement stating that the ADU cannot be sold separately from the principal residence without the addition of separate service lines. We look forward to receiving the standard agreement. Department: Floodplain Contact: Taryn Tigges ttigges@fcgov.com Topic: Floodplain Comment Number: 1 04/14/2025: FOR INFORMATION: A portion of this property is currently located in the city regulated, 100 year Canal Importation flood fringe and must comply with the safety regulations of Chapter 10 of City Municipal Code. Response: As is presented in the Drainage Narrative (SEC, March 19,2025) and as shown on the City Flood Risk Map, with the exception of the extreme northeast corner of the property, the entire lot, including all of the proposed lot improvements, lies within the City-Regulated 100-year Canal Importation Flood Fringe. Accordingly, safety regulations of Chapter 10 of City Municipal Code are incorporated into the design. Comment Number: 2 04/14/2025: FOR APPROVAL: Any construction activities in the Canal Importation 100 yr flood fringe (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Please acknowledge that a floodplain use permit will be acquired prior to any construction activities. Response: The Applicant acknowledges this requirement and will obtain an approved Floodplain Use Permit prior to conducting any construction activities on -site. Comment Number: 3 04/14/2025: FOR INFORMATION: Please utilize the development review checklist for floodplain requirements when preparing your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp checklist100 2018 update.pdf?1522697905 Response: We revised the Drainage Report by following the cited development review checklist Page 9 of 15 Comment Number: 4 04/14/2025: FOR APPROVAL: Please show, on plan view, the boundaries of the Canal Importation flood fringe on site drawings as applicable, including plat, utility plan, site plan, and drainage plan. Contact floodplains@fcgov.com for floodplain CAD line work. Response: We have provided this information. The Drainage Narrative includes the City Flood Risk Map on which it is clearly shown that the entire lot lies within the City -regulated 100-year Flood Fringe area. Accordingly, there are no city-regulated 100-year flood fringe boundaries to show on any of the site maps, so none are given. Comment Number: 5 04/14/2025: FOR APPROVAL: Construction of a residential structure is allowed in a city regulated 100 year flood fringe, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18 inches above the highest Base Flood Elevation (BFE) within the footprint of the structure. This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18 inches Response: The Grading and Drainage Plan and the Erosion Control and Floodproofing Plan are included in the Utility Set, Sheets U103 and U104, respectively. The 100-yr base flood elevations (BFE) are clearly shown on both drawings in accordance with the City Flood Risk Map, cross Sections XS#1477 and XS#1195 (both in NAVD88 vertical datum). As shown on Sheet U103, Grading and Drainage Plan in the Utilities Set, the minimum duct work elevations or both of the proposed structures are18-inches above the BFE, i.e., the Regulatory Flood Protection Elevation,(RFPE). The Principal Residence and the ADU are structurally independent, and Unit 1 has a lower BFE than Unit 2. Comment Number: 6 04/14/2025: FOR CERTIFICATE OF OCCUPANCY: An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required post construction prior to a Certificate of Occupancy (CO) being issued. Response: We are aware of this requirement as a condition of final issuance of a Certificate of Occupancy. Even though this property does not lie within a FEMA regulated Flood Plain, the Applicant acknowledges this requirement and will provide an approved FEMA Elevation Certificate post - construction and prior to the issuance of any Certificate of Occupancy. Comment Number: 7 04/14/2025: FOR BUILDING PERMIT: Crawl spaces must meet the requirements of sections 10 39 and 10 40 of Municipal Code. These requirements include flood venting of 1 square inch per square foot of enclosed space. The structure must include at least 2 flood vents located on different sides of the structure, preferably on the upstream and downstream sides of the Page 10 of 15 structure. Vents must be within 1 foot of finished grade and below the RFPE. Additionally, the distance between the lowest interior grade of the crawl space and the top foundation wall cannot exceed 4 feet at any location. The crawl space must have an adequate drainage system that includes a totally immersible pump that allows floodwaters to drain from the interior of the crawl space following a flood. Response: We are in compliance with these sections of Chapter 10 of City Code. Three (3) flood vents are provided at each end of both structures, as shown on Sheet U104, Grading, Drainage, and Erosion Control Plan and Floodproofing Plan of the Utility Set. It is also shown on Sheet U104 that the design criteria summarized in this comment are all met. The units are structurally independent, and flood vents are provided in both the upstream and downstream sides of both structures (all are exterior vents). Comment Number: 8 04/14/2025: FOR APPROVAL: Please include the following text on Plans, Site Plan, Utility Plan, Plat, and Drainage Report: 1) A portion of this property is currently located in the city regulated, 100 year Canal Importation flood fringe and must comply with the safety regulations of Chapter 10 of City Municipal Code. 2) Any construction activities in the flood fringe (e.g. structures, sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. 3) The lowest finished floor elevation of a new residential structure, and all duct work, heating, ventilation, electrical systems, etc. must be elevated 18 inches above the highest Base Flood Elevation (BFE) within the footprint of the structure. 4) Any new crawl space must comply with venting and crawl space requirements from Sections 10 39 and 10 40 of City Municipal Code. Response: The notes cited in this comment are now incorporated into the Floodplain and Floodway Notes, Sheet P101, General Landscaping Notes in the Planning Set on the referenced sheets in the Utility Plan set and are included in the Drainage Report. Comment Number: 9 04/14/2025: FOR APPROVAL: Please see markups on the sheet labeled "Grading, Drainage, and Erosion Control Plan." Apply comments wherever this cross section is shown. Response: As requested, markups on the Grading, Drainage and Erosion Control Plan, Sheet U103 are addressed and corresponding revisions are provided. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970 416 2724 Topic: General Comment Number: 1 04/14/2025: INFORMATION: Page 11 of 15 Light and Power has an existing underground secondary box at the Northeast corner of the lot where new service wires can be landed. A transformer upgrade may be necessary to accommodate the additional ADU and primary resident dwelling. Response: Thank you for this information. At the time of building permit review, issuance of a building permit and construction, we expect the general contractor and electrical contractor to have finalized design of the electrical system in compliance with the requirements of Light and Power. Comment Number: 2 04/14/2025: INFORMATION: Since the ADU and primary resident will have a 2 gang electric meter, the electric service will need to be installed owned and maintained by the owner. Response: We understand this comment. Thank you. Comment Number: 3 04/14/2025: INFORMATION: 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 t development fees Comment Number: 4 04/14/2025: INFORMATION: The proposed ADU is not attached to the existing home, which qualifies the project as a single family detached residence. The ADU would be required to be individually metered and will require its own service. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Response: We understand this comment. Thank you. Comment Number: 5 04/14/2025: INFORMATION: You may contact Luke Unruh with project engineering if you have questions. lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders and developers Page 12 of 15 Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 04/15/2025: INFORMATION: Both Park Planning & Development (PPD) and Parks Operations and Maintenance (Parks O&M) comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 Comment Number: 2 04/15/2025: FOR FINAL APPROVAL: Please add note to landscape plan: "The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right of way along the portion of S. Taft Hill Road that abuts the development." Response: This note has been added to the Landscape Plan. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970 221 6588 Topic: Construction Drawings Comment Number: 2 04/15/2025: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM X.XX’. Page 13 of 15 Response: As requested, the required benchmark information in the EXACT format is now provided in the Utility Set, General Notes, Note 40, Sheet U101. Topic: Plat Comment Number: 1 04/15/2025: FOR FINAL APPROVAL: Please make changes as marked in the Technical Services (TS) markup PDF. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970 221 6565 or jvonnieda@fcgov.com Department: Outside Agencies Contact: Larimer County Assessor, Meagan deRoin, GIS Specialist, deroinmr@co.larimer.co.us, 970.498.7078 Topic: Plat Comment Number: 1 Larimer County Assessor Please contact me to address an outstanding item related to this parcel. This item will need to be resolved prior to finalization (recordation) of the plat. Thank you. Response: We are aware of this issue and intend to have it resolved prior to recording. Contact: Xcel Energy, Donna George, Donna.L. George@xcelenergy.com, 303.581.3306 Topic: General Comment Number: 2 Xcel Energy Please see letter provided as a separate attachment. Response: We have been in contact with Donna George at Xcel. Utilities Locates inspected the site on July 25, 2025. This independent utility locating firm has marked the Xcel pipeline – it is in the street, not within the boundaries of the Gilmartin Subdivision. The markings indicate that this pipeline is located under the gutter at the face of the curb. This information has been passed on to Donna George. The Xcel natural gas pipeline is now shown on the Utility Plan, Sheet U105 in the Utility Set . Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 03/24/2025: No comments. Page 14 of 15 Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 04/15/2025: No comments at this time. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970 416 4250 Topic: General Comment Number: 1 04/07/2025: 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: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970 416 2341 Topic: Building Insp Plan Review Comment Number: 1 A 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 Page 15 of 15 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. Response: Thank you for this comprehensive list of requirements necessary for Applications for Building Permits for (1.) a single family detached house and (2.) one detached accessory dwelling unit.