Loading...
HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/22/2025 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 Comment Response Letter 8/22/2025 ----- November 08, 2024 Brian & Kate Bedford 719 Rocky Mountain Way Fort Collins, CO 80526 Re: ADU at 3206 Fairplay Ct Description of project: This is a request to develop an ADU at 3206 Fairplay Ct (parcel # 9726320020). The applicant would like to build an ADU in the backyard of the property. While this is in the Low Density Residential district and not currently permitted by the LUC, they want to seek approval as soon as possible following the LUC change. Access is taken from Fairplay Ct to the south. The property is approximately 0.26 mi east of S Shields St and approximately 0.33 mi north of W Horsetooth Rd. The property is located in the Low Density Residential District (R-L) and ADU is not a current permitted use. Please see the following summary of comments regarding ADU at 3206 Fairplay Ct. 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, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 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 2 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. The decision maker for your project will be the Director of Community Development and Neighborhood Services, or their designee. There will be no public hearing, and once the Director issues a decision, the review process is considered complete. The proposed development project is subject to a Basic Development Review (BDR). Notice will be mailed This review is an internal administrative process, and the Director (or their designee) will make the final decision without a public hearing. 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 in the for of a Comment Response Letter. 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?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. 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 3 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. 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 4 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: Kayla Redd kredd@fcgov.com 970-224-6086 1. ZONING The property is located in the Low Density Residential District (RL) zone district and is subject to the requirements of Article 2.1.4 of the Fort Collins Land Use Code (LUC). The Low Density Residential District is intended to be a setting predominately for single-unit dwellings, complimentary accessory uses, and supportive neighborhood uses located throughout the City. Based on the information provided in the Conceptual Review, an Accessory Dwelling Unit (ADU) is currently not permitted in the RL zone district. 2. HB24-1152 Concerning increasing the number of ADUs, House Bill 24-1152 requires the City to allow one accessory dwelling units as an accessory use to a single-unit detached dwelling in any part of the jurisdiction where the City allows single-unit detached dwellings. Additionally, HB24-1152 requires that the ADU is subject to an administrative process. While this is required by June 30, 2025, the City is working now for these standards to be approved before that date. Upon condition of approval for those standards, an ADU will be permitted on this site and will be subject to a Basic Development Review (BDR). 3. LAND USE CODE This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 5 General Development Standards. The entire LUC is available for your review on the web at https://www.fcgov.com/planning-development-services/files/article-5-general-development -and-site-design.pdf?1721227500. 4. ADU STANDARDS An ADU is subject to the building type standards located in Section 3.1.9 of the Land Use Code. This outlines the setbacks, height, and permitted floor area for detached and attached ADUs. Please provide the floor area of the existing primary building to determine the maximum floor area for the ADU. Floor area shall not include open balconies, the first seven hundred twenty (720) square feet of the total of all sheds, garages or other enclosed automobile parking areas, basements and one-half (½) of all storage and display areas for hard goods. RESPONSE: Floor area of existing primary building: 1,984 sqft, indicated on Land Use Table included on G-001. 5. BUILDING ORIENTATION To the extent reasonably feasible, decks, entry doors, major entry access stairs and major windows shall face the existing building or the alley (if the lots front the alley). To the extent reasonably feasible, windows that overlook an abutting side or rear yard shall be minimized. RESPONSE: Windows that overlook abutting west side yard are minimized – see 4/A-201. 6. SETBACKS The proposed ADU is setback 5-10 ft of the primary structure and will be required to be fire rated. 5 RESPONSE: Exterior walls on the south side of the proposed ADU will be constructed to be 1-hour fire rated, as indicated on 1/AS-001. 7. WALKWAY Please provide a connecting walkway from the carriage house to a street sidewalk (LUC Section 5.3.2.D). The address for the carriage house shall be posted to be visible from the intersection of the connecting walkway and public right of way. RESPONSE: Existing walkway around west side of existing primary dwelling will be extended to meet proposed ADU entry. The ADU address will be posted on the existing street-facing fence on the west of the existing primary dwelling. See 1/AS-001 for illustration. 8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Division 6.8 of the LUC for more information on criteria to apply for a Modification of Standard. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. When you submit an official site plan, please label the location of the 6-foot-wide utility easements along the front and rear property lines. RESPONSE: 6’ wide utility easements at front and rear property lines labeled on site plan, please see 1/AS-001. 2. The public sidewalk along the property appears to be about 4 feet wide. This is the minimum width to comply with ADA requirements. A City inspector will check the sidewalk to make sure it is ADA compliant before the City will issue a building permit. If there are any ADA compliance issues, the impacted portion of the sidewalk would need to be repaired or reconstructed at the property owner's expense before the City would issue the building permit. 3. My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please contact me at sbuckingham@fcgov.com or 970-416-4344. 4. INFORMATION: 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. 5. INFORMATION: 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. 6. INFORMATION: 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. 6 7. INFORMATION: 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 8. INFORMATION: 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). 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 9. INFORMATION: 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. 10. INFORMATION: 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. 11. INFORMATION: 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. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. 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. Property is a single-unit dwelling built in 1979. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: If the applicant decides to move forward prior to the updates to the Land Use Code and an Addition of Permitted Use is applied for, then a completed 7 Transportation Worksheet will be required to be submitted. The anticipated trip generation from a project is a consideration in the APU evaluation. A form will be provided with your final comment letter. If this project waits to proceed with the application for the ADU until the updated LUC, then the requirement for a Transportation Impact Study will likely be waived based on the Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street Standards. Please reach out if you have any questions. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. Department: Stormwater Engineering – Water Utiliites Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 2. Minimal site improvements – single family, 1-lot development (site specific comment): Stormwater requirements apply on Single Family 1-Lot developments when the site adds or modifies greater than 1,000 square-feet of impervious area (gross). Projects in this category will require a drainage report and construction plans (site plan, grading /drainage plan, utility plan) prepared by a Professional Engineer registered in the State of Colorado. The drainage report will need to document existing and proposed drainage patterns, show the site impervious area is consistent with the drainage master plan, show how new runoff will be safely conveyed to an adequate public facility, and methods for basic water quality treatment. If the project will add between 350 to 1,000-square feet of new impervious area, then a drainage memo, site grading plan, and impervious area documentation are required. These must document the existing and proposed drainage patterns. These must be prepared by a Professional Engineer registered in Colorado. RESPONSE: Drainage Memo with Site Grading Plan and Impervious area documentation provided. These documents have been prepared by TST Consulting Engineers, Professional Engineers registered in Colorado. 3. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Foothills 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 8 RESPONSE: The site has been designed to be in compliance with the Foothills Master Drainage Plan, City of Fort Collins Stormwater Criteria Manual, and the approved subdivision grading and drainage plans. Please refer to the Drainage Memo provided for more information. 4. Stormwater outfall (site specific comment): An adequate stormwater outfall will need to be identified with the drainage design of this development. RESPONSE: This site will drain through the adjacent properties along the existing lot line swales and into Blue Mesa Avenue as it historically has done. Please refer to the Drainage Memo provided for more information. 5. Detention requirements (standard comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1,000 square feet, additional onsite detention is required for runoff from new impervious surfaces. These new flows will need to be detained to the 2-year historic discharge rate. *Please contact us to discuss the details of stormwater detention on existing sites.* RESPONSE: Because this proposal adds less than 1,000 sqft. of new impervious cover, it is our understanding that there are no new detention requirements. See Drainage memo, p.1 for documentation. 6. 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. RESPONSE: Because this proposal adds less than 1,000 sqft. of new impervious cover, it is our understanding that there are no new stormwater quality treatment requirements. See Drainage memo, p.1 for documentation. 7. Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report/memo. 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. RESPONSE: Impervious area documented in Drainage Memo, Appendix B. 8. Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ sq. ft.) 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. RESPONSE: Fee will be paid at the time building permit is issued. 9. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. RESPONSE: There are no major offsite flows, only those that have historically occurred from the adjacent single-family lots. These runoff patterns have remained unchanged, and the drainage conveyance (i.e. lot line swales) are not being impacted by this ADU construction. 9 Department: Water-Wastewater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 1. Existing Water Infrastructure (site specific comment): There is an existing 6-inch water main in Fairplay Court with an existing 3/4-inch water service to the site. 2. Existing Wastewater Infrastructure (site specific comment): There is an existing 8-inch wastewater main in Fairplay Court with an existing wastewater service to the site. 3. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode 4. Water and Wastewater Criteria Manual (standard comment): The design of this development must follow City of Fort Collins Utilities Water and Wastewater Design Criteria, Specifications, and Details. These manuals are available on this website: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/ 5. Fees (standard comment): New or upgraded water and sewer 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 RESPONSE: Fee will be paid at the time building permit is issued. 6. Utility Separations (standard comment): For your reference, minimum water and wastewater service separations are: > 10-ft min. between water and wastewater services. > 6-ft min. between trees and water or wastewater services. > 4-ft min. between shrubs and water or wastewater services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. 7. Accessory Structure and Additional Dwelling Unit (standard comment): Fort Collins Utilities allows the water and/or wastewater services from an existing structure to be extended to one (1) accessory structure. This requires a covenant agreement for the property such that the lot may not be subdivided in a manner that the additional structure would become on a separate lot. If the accessory structure is an Additional Dwelling Unit (ADU), such as a “carriage house,” then additional water and 10 wastewater fees will be required. If you have any questions about what is allowed, please contact Water Utilities Development Review. Department: Electric Engineering Contact: Daniel Paluzzi dpaluzzi@fcgov.com 1. SITE SPECIFIC: The existing electric service wire that feeds the property comes from a secondary box on Fairplay Court located at the SW corner of the property. The existing transformer that feeds the property is located on Gunnison Drive south of the property. 2. FEES: 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. Please visit the website listed below for an estimate of the charges and fees related to this project. http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelo pment-fees 3. INFORMATION: The meter location will need to be coordinated with Light and Power. Please refer to Section 8 of the Electric Service Standards for additional requirements for metering. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf 4. INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three-foot clearance away from all other utilities with the exception of communication lines. 5. INFORMATION: As the project progresses, I will need to know the power requirements for the ADU. Please reach out when you have an idea of what the power requirements will be for the new building. RESPONSE: Power requirements for the ADU will be provided when they are determined. 6. 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. 7. INFORMATION: For additional information on our renewal energy programs please visit the website below or contact Brian Tholl (btholl@fcgov.com). https://www.fcgov.com/utilities/business/go renewable 8. INFORMATION: You may contact Daniel Paluzzi with project engineering if you have questions, 11 Dpaluzzi@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 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and 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. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 RESPONSE: No tree removal is planned. 2. INFORMATION: Our city has many sustainability programs that may benefit this project. Of particular interest may be the: 1) Solar Rebate Program offers up to $1500 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416 -2312 or rgatzke@fcgov.com 2) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Department: Fire Authority 12 Contact: Erika Seeling erika.seeling@poudre-fire.org RESPONSE TO ALL FIRE AUTHORITY COMMENTS: It is our understanding that PFA Is no longer reviewing ADU applications. 1. ACCESS Comment: We will need emergency access within 150 feet of all exterior portions of the proposed ADU. It appears as though Fairplay Ct. may be sufficient as long as it meets the fire lane specifications. 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. Comment: Fairplay Ct. is approx. 270 ft in length, which would require an approved turn around area for a fire apparatus. Local amendment requires 100’ diameter cul-de-sac for an approved turn around. The cul-de-sac at the end of Fairplay court has a 70’ diameter. Alternatively, a turning exhibit may be provided by an engineer that shows there is no overhang of any portion of the fire Apparatus. Additionally, no parking signs may be required around the cul-de sac to make that alternative proposal work. 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: -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Local amendment D103.1 requires a cul-de-sac to have a minimum of 100’ diameter to meet the fire apparatus turnaround requirements. Comment: There will need to be an access walkway from the emergency access road to the main entrance of the proposed building. It will need to be easily accessible for emergency responders and their equipment. 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. 2. ADDRESS Comment: If access is from Fairplay Ct, there will need to be appropriate wayfinding signs and addressing to lead emergency personnel to the back of the property. *If the new building has the same address as the existing home, how will emergency responders know where to respond? Or where to go in a timely manner? PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in 13 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 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. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. 3. WATER Comment: Our records indicate there are no fire hydrants within the required 400 ft. The nearest hydrant is approx. 640 ft along a vehicular path. An additional hydrant may be required. 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 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. 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 5. 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: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. An ADU is a new single family house and must comply with the following: 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 14 structural design criteria can be found here: https://www.fcgov.com/building/codes • New 2024 buildings codes will be adopted in 2025. • 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. RESPONSE: The proposed ADU will comply with these items. Further information will be provided in the building permit application. 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 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. RESPONSE: Plans are on the NAVD88 vertical datum. 2. If submitting a Subdivision Plat is required for this property/project, the title/name may 15 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.