Loading...
HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/05/2025 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 June 05, 2025 Danny And Lori Feig-Sandoval 806 W. Magnolia St Fort Collins, CO Re: ADU at 205 S Whitcomb Street Description of project: This is a request to develop an Accessory Dwelling Unit (ADU) at 205 S Whitcomb St (parcel # 9711314004). The applicant is proposing to convert the existing accessory structure into an ADU. Access can be taken from S Whitcomb St to the east. The site is approximately 0.12 mi south of W Mountain Ave and approximately 0.49 mi west of S College Ave. The property is located in the Old Town District, Medium (OT-B) and is subject to a Basic Development Review (BDR). Please see the following summary of comments regarding ADU at 205 S Whitcomb Street. 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! Noted, Thank you. 2. The proposed development project is subject to a Basic Development Review (BDR). This means that an internal administrative process is used to approve the development plan, and the final decision will be made by the Director, or their designee. There will be no public hearing. Noted. 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. Noted. 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. Noted, checklist received. 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 requesting 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]. Detailed Responses have been provided with this submittal. 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. Noted, files have been named per standards. 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 PDFs. 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 All provided pdf documents have been optimized and flattened. 8. 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. 3 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 you choose to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. The application fee was delivered to the City on November 10, 2025 and paid by check. 9. Submittals are accepted any day of the week, with Wednesday at noon being the cutoff. for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff have 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. This submittal was sent by Sanbell via OneDrive. 10. 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. Noted. 11. 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. Noted. Since Land Use Codes can change at any time, projects preparing to submit a year or more after their initial conceptual review should meet with staff (City Planner or Development Review Coordinator) to determine if another conceptual review would be required before moving forward. Noted. Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 1. For discussion: a code update will mean that a modification will now be needed for the height being taller than the primary building (the house). The height of the ADU will not be taller than the primary building. 2. The side wall height is limited to 13 feet. The side wall is 9’-7”, this includes the heel of the truss. 3. A standard states that a second floor may not overhang the front or sides of the first floor. Probably not a problem with the larger accessory structure underneath. Understood, and we are not cantilevering the upper level. 4 4. The walkway is great, and please provide a wayfinding sign legible from the sidewalk. Address numbers and arrows have been added to the elevations and perspectives for wayfinding. 5. Working placeholders: Addressing? PFA review of Building Permits? Example utility plans? 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. Noted. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. This project will need to dedicate a nine-foot-wide utility easement along Whitcomb Street and an eight-foot-wide utility easement along the alley. More information about easement dedication is available at https://www.fcgov.com/engineering/devrev This legal description/exhibit has been provided for review before finalizing and recording the dedication. 2. Before issuing a building permit for the ADU, a City inspector will check if the sidewalk along Whitcomb Street meets ADA requirements. If the sidewalk along the property is out of compliance with ADA, the property owner would be required to repair or replace that section of sidewalk before receiving the building permit. Noted. 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. Noted. 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 Noted. 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. Noted. 6. 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. Noted. 7. 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. Noted. 5 8. 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. Noted. 9. INFORMATION: 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 Noted. 10. INFORMATION: There will be an update in 2025 to the City of Fort Collins Streetscape Standards - LCUASS Appendix C. The update will require landscaping in public right-of-way to comply with Colorado Senate Bill 24-005. Please reach out with any questions about the right-of-way landscaping requirements. Noted. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: Based on the narrative provided the expansion of the existing garage with a portion converted into an accessory dwelling unit would not trigger the requirement of a transportation impact study according to the City of Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Noted, thank you. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. 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. Noted. We will provide any necessary EC items in subsequent submittal if determined to be required by an initial review of the project and plans. 6 Department: Stormwater Engineering Contact: Matthew Kapp mkapp@fcgov.com 2. MINIMAL SITE IMPROVEMENTS – SINGLE FAMILY, 1-LOT DEVELOPMENT (site specific comment): For your information Stormwater requirements apply on Single Family 1-Lot developments when the site adds or modifies greater than 350 square feet of impervious area (gross) and/or an ADU is being proposed. 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. A Preliminary Drainage Report (with discussion about items listed above) and associated construction plans have been provided with this submittal. 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. No additional runoff to the alley is proposed with this project. Arthur Ditch (special case): The Arthur Ditch flows near the project site in a 16-feet wide by 3-feet deep rectangular box culvert. There is a 50-foot-wide easement centered on the centerline of the box culvert. No development is allowed within this easement without an encroachment permit from the Arthur Irrigation Company. Please contact Melissa Buick at 970-686-7126 or melissahbuick@gmail.com for development requirements within the Arthur Irrigation Company easement. Please contact Colorado 811 to have the box culvert located. https://www.colorado811.org/ Coordination with Arthur Ditch regarding proposed improvements has taken place and an agreement is currently being drafted. 3. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): The design of this site must conform to the drainage basin design of the Old Town Basin 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 This project was reviewed for conformance to the Old Town Basin Master Drainage Plan and is discussed throughout the Preliminary Drainage Report (Specifically Section V.E) 4. STORMWATER OUTFALL (site specific comment): The stormwater outfall options for this site appear to be the curb & gutter along South Whitcomb and possibly the alley to the west. This project proposes essentially no changes to flow patterns and any additional runoff will be directed to the South Whitcomb right-of-way. No additional runoff is proposed to the alley. Refer to the Preliminary Drainage Report. 7 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. This project proposes less than 1,000 sf of new or modified impervious and therefore, no LID facilities are proposed. See impervious exhibit and calculations in the Preliminary Drainage Report (Appendix B). 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. The existing and proposed impervious exhibits and calculations are included in the Preliminary Drainage Report (Appendix B). 7. FEES (standard comment): The 2025 city wide Stormwater development fee (PIF) is $12,012/acre ($0.2758/ 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. Monthly fees - http://www.fcgov.com/utilities/business/rates Comment Noted. 8. OFFSITE STORMWATER FLOWS (standard comment): The development will need to accept and pass any existing offsite flows. Noted. There are no existing offsite flows that will need to be accommodated. Department: Water-Wastewater Engineering Contact: Matthew Kapp mkapp@fcgov.com 1. 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/ Noted. 2. EXISTING WATER INFRASTRUCTURE (site specific comment): There is an existing 4-inch water main in South Whitcomb Street with an existing 3/4-inch water service to the site. Noted, this is now schematically shown on the Overall Site and Utility Plan in the construction drawings. 3. EXISTING WASTEWATER INFRASTRUCTURE (site specific comment): There is an existing 8-inch wastewater main in the Alley with an existing wastewater service to the site. Noted, this is now schematically shown on the Overall Site and Utility Plan in the construction drawings. 8 4. WASTEWATER DISCHARGE (site specific comment) Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26 -306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. Noted. The property owners talked with Charity Larson with the Industrial Pre-treatment department at the number above and she stated we do not need to address this since there is no industrial use on the property. 5. FEES (standard comment): Existing site: 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 Noted. The property owner talked with Joni and she stated to address this at the time of building permit. 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-drainpipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Noted. These separations will be accommodated, if/as required. 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. Please contact Water Utilities Engineering at (970)224-6191 or WaterUtilitiesEng@fcgov.com to coordinate utility layout. Noted. Separations will be coordinated and accommodated, as required, with the referenced department. 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 wastewater fees will be required. If you have any questions about what is allowed, please contact Water Utilities Development Review. Noted. This project proposes that both domestic water and sanitary sewer services will be extended from existing assessor structure that currently has a bathroom. 9 Department: Electric Engineering Contact: Doug Dominick ddominick@fcgov.com 1. SITE SPECIFIC: Light and Power feeds the existing home from an underground secondary box adjacent to the north wall of the building. The feed originates from a transformer at the alley entrance on Oak St. Noted. 2. SITE SPECIFIC: The proposed ADU is not connected 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. Noted. 3. SITE SPECIFIC: 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 The property owner’s electrician, Dennis Theis with T's Electric, talked with Doug Dominick and Austin Kreager about whether or not we needed to fill out a C-1 form and they visited the site and said we did not need this form for this project. The new service for this project will be run from the existing main city power service box located on the northwest corner of the existing main house on the property. The new meter box will be located on the northwest side of the new structure. See Overall Site and Utility Plan in the construction drawings for concept secondary routing and meter location for review and comment. 4. INFORMATION: As this project progresses, I will need to know the power requirements, so I can determine how to feed the proposed building. 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. Noted. The meter location and secondary feed was coordinated on-site with Doug Dominick and Austin Kreager by the property owner’s electrician. 5. 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. 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 Noted. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com 1. INFORMATION: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] requires that, to the extent reasonably feasible, landscapes are 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 . Noted. 10 2. INFORMATION: If changes to the site necessitate LID features per Stormwater's comments, and you choose to add a raingarden, there are helpful resources on the City's Environmental Planning website to assist with plant selection. https://www.fcgov.com/developmentreview/environmental-planning-rain-and-pollinator-gardens Noted. No LID features are proposed with this project. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. N/A for both Development Review and Building Permit Review per the Fire Marshal Noted. 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 are 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. The plans are on NAVD88 and benchmarks provided (See cover sheet of provided Utility Plans) 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. Noted, a replat is not proposed for this project. 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. Noted, a Subdivision Plat is not proposed for this project. 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. Noted, closure reports have been provided for the 9’ utility (at ROW) and 8’ utility (at alley) easements in this submittal. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. When changing this garage to a house (ADU), it must be 5ft from the property lines and 10ft from the existing house for fire separation distance. The new dwelling must meet current code, see below. The existing accessory structure’s use will remain the same , it is not being converted into the ADU. The ADU is to be built over the accessory and will be set back adequately from the property line. The addition of the garage to the existing accessory structure will not be in the 5’ setback. We discovered in a new more thorough survey that the southeast corner of the existing accessory structure is .35’ inside required 5’ setback for a short distance. A one-hour wall will be provided as required. 2. A permit is required for single family house construction and shall comply with adopted codes as amended. Current adopted codes are: Noted. • 2021 International Residential Code (IRC) with local amendments • Colorado Plumbing Code (currently 2021 IPC) with local amendments 11 • 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: Noted. • 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.