HomeMy WebLinkAboutBLOOM FILING TWO - PDP220002 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #150 I Fort Collins, CO 80524
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June 1, 2022
City of Fort Collins
Ms. Brandy Bethurem Harras
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80012
Re: Bloom – Filing Two
Dear Ms. Bethurem Harras
Thank you for your Bloom – Filing Two review comments which we received on May 13, 2022. Our development
team has reviewed all the comments and have addressed them in the following pages.
Please feel free to contact me directly should you have any other comments, questions and/or special requests for
additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins.
Sincerely,
Norris Design
Ryan F. McBreen
Principal
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
02/14/2022: 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. Thank you!
Response: Comment noted; thank you.
Comment Number: 2
02/14/2022: INFORMATION:
As part of your resubmittal, you will respond to the comments provided in this
letter. This 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. When replying to the comment letter please be detailed in
your responses, as all comments should be thoroughly addressed. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Response: Comment Noted. The following letter provides specific responses to provided comments.
Comment Number: 3
02/14/2022: INFORMATION:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: Thank you we believe we have followed these standards and submitted as required.
Comment Number: 4
02/14/2022: INFORMATION:
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" in the command line and enter "0".
Read this article at Autodesk.com for more tips 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
Response: We believe all submittal items meet this standard.
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Comment Number: 5
02/14/2022: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Response: Comment noted; thank you.
Comment Number: 7
02/14/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
(LUC 2.211 Lapse, Rounds of Review).
Response: Comment noted; thank you.
Comment Number: 8
02/14/2022: FOR HEARING:
All "For Hearing" 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 3 to 5 weeks prior to the hearing.
Response: Comment noted; thank you.
Comment Number: 9
02/14/2022: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 3-5 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing.
Response: Understood, thank you for this information.
Comment Number: 10
05/13/2022: FOR FINAL PLAN:
The Bloom Filing Two project cannot apply for a Final Development Plan, until
the Bloom Filing One project has been recorded.
Response: Understood; thank you.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 3
03/07/2022: FOR HEARING:
SITE LIGHTING (2ND SUBMITTAL)
Lighting plans need to comply with new lighting standards including Luminaire
schedule, bug rating, and lighting context area specifications to determine
limitations for exterior artificial lighting total budget.
Response: Site lighting plans have been revised to comply with new standards.
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Comment Number: 7
05/19/2022: FOR HEARING: SITE PLAN COVER PAGE
Sheet Index: Please add the sheet indexes for the building elevations and lighting plans.
Response: The sheet indexes have been updated to include building elevations and lighting plans.
Parking Table Summary: Please clarify off-street parking spaces. I count a total of 62 surface parking spaces.
The table shows standard (51), compact (18), and driveway spaces (40)?
Response: The parking summary table has been updated to reflect the correct amount of spaces. Since
driveway spaces are not counted they have been removed from the summary table.
PUD Compliance Summary: As discussed at Monday coordination meeting (for all Bloom Filings), please
provide a summary of how Filing 2 complies with the PUD modified standards for District 1. This can be in an 8
1/2 x 11 format for hearing/decision preparation.
Response: This document has been prepared and we will coordinate with Staff outside of this submittal
on that.
Comment Number: 8
05/19/2022: FOR HEARING: SITE PLANS
SP 100, 101:
Building 2, west garage, extend sidewalk behind garage to Sykes Dr sidewalk.
Building 4: Extend sidewalk from north entrance from drive to Sykes Dr sidewalk.
Building 7: Extend east entrance walk to Greenfields sidewalk, and west entrance to Flourish Lane walk.
Response: These walk connections have been added.
SP101, 102, 103: Greenfields ROW, Utility Easement and Building setbacks.
With the proposed 10' sidewalk on Greenfields, see Engineering comments on
ROW bisecting this sidewalk and potential solutions. The minimum building
setback is 15' from Greenfields ROW. This pertains to Buildings 4, 6, and 7.
Same comment for buildings 8,9,11, and 13 fronting International.
Response: Understood. Please see a response to engineering comment below, but a variance request
to reduce the utility easement width has been included as part of this resubmittal.
SP100, 105: See Engineering comments on corner of Delozier/International
design, which will require a redesign of this area.
Response: Delozier/International design has been updated. See response to Engineering comment #6.
Comment Number: 9
05/19/2022: FOR HEARING: LANDSCAPE PLANS
See site plan comments regarding building entrance sidewalks connecting to
street. This will impact these landscape planting areas. For full tree stocking
standard, see below.
Response: Walk connections have been added and landscape adjusted to accommodate walks.
LP101:
Building 2 (N side) Add small ornamental trees along building foundation planting areas.
Building 3: add trees along south foundation areas.
Building 4: add trees in east foundation areas.
Response: Due to utility, easement and building foundation clearance requirements, it is not possible to
place trees in all areas requested. See example shown below. City requested storm line to be placed 7’
from back of walk within utility easement. Any trees would need to be placed at least 6’ from face of
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building which only leaves 3’ clearance to storm drain line. Storm line would have to run immediately at
back of walk for clearance requirement to be met. This case occurs on multiple buildings. Buildings
cannot be shifted to the south in example below as they would no longer meet PFD distance to travel
lane requirements. Trees have been added south of building 3 where feasible to maintenance clearance
requirements.
LP102
Building 5: add trees in west foundation areas, and in east garage cutouts (3).
Building 6: add trees in east foundation areas.
Building 7: add trees in south foundation areas.
Response: See response to item 9 above. Trees have been added where feasible at building 5, 6, 7.
Trees have only been added in garage cut outs where width is minimum 4’. Many cut out planting areas
are less than 4’ wide and would not promote successful tree growth. Upright shrubs and other plantings
will be included in cut out areas and shown at FDP.
LP103, LP105:
Building 8: add trees in garage cutouts (3 trees).
Buildings 9, 10, 11, and 12: add trees in foundation areas.
Building 13: add trees in garage cutouts (3 trees).
Response: See response to item 9 above. Trees have been added where feasible at building 8, 10, 13.
Trees have only been added in garage cut outs where width is minimum 4’. Many cut out planting areas
are less than 4’ wide and would not promote successful tree growth. Upright shrubs and other plantings
will be included in cut out areas and shown at FDP.
AMENITY AREAS: Please include in landscape plans details for shelters, seating,
tables, BBQ elements etc. LP100, 105: See Engineering comments on corner
of Delozier/International design, which will require a redesign of this area.
Response: Additional detail for amenity areas will be provided at Final Design. Note that these are
private amenity areas, not public park. Landscape has been adjusted to reflect Delozier International
design.
Comment Number: 10
05/19/2022: FOR HEARING: Building Elevations
Please include a summary sheet that includes a full side by side comparison
table for each of the three building style designs for the 3-story 20-plexes:
Farmhouse (1-2), Craftsman (3, 4), and for the 2-story 8-plex buildings. Can the
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2-story buildings reflect a third model style other than farmhouse or craftsman?
The summary comparison table should include design elements:
Footprint size, roof form, entrances, facade and wall plane of-sets, window treatments, materials and colors.
Response: Summary sheet including full side by side comparisons for each of the three building
elevation styles has been added, see sheet A-00. A third model style has been added to the 2-story
buildings reflecting a Mid-Century Modern exterior design. This added elevational style can be found on
sheets A-10 & A-11.
A combined building layout diagram that shows all building types that is color
coded. Since the duplicate models only differ in materials and colors, it is
especially important to significantly vary the three model designs. For the
3-story Farmhouse models, the roof line needs to be subdivided or broken up
more. another suggestion to further differentiate models or duplicate models is
to incorporate stronger base and top treatments with the use of masonry materials
along base and certain wall planes or entrance areas.
Response: A combined color-coded building layout diagram indicating all building types has been
added to sheet A00. In addition, the 3-story Farmhouse roof line has been modified to “break-up” the
ridge line and provide more variance in the high roof line, see sheets A-01 & A-02 for the revised
elevations.
Carryover from R1, buildings 10 and 12 have same footprints. The model
design variation will be especially critical here.
Response: Understood. Buildings 10 & 12 have the same footprints but will vary in exterior style.
Building 10 will be a Mid-Century Modern style and Building 12 will be a Farmhouse style. In addition to
the building elevation styles, the footprint for Building 12 has been mirrored to provide additional
variation between the elevations of these two neighboring buildings, see Sheet A-16 for an additional
perspective.
Department: Engineering Development Review
Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com
Topic: General
Comment Number: 6
03/06/2022: INFORMATION:
It is the understanding of Staff that the design of Delozier Drive has not been
resolved. This issue is mentioned above. All infrastructure issues will need to
be resolved, approved, constructed before building permits can be issued for this development.
Response: Understood. Thank you.
Comment Number: 15
05/09/2022: FOR HEARING:
The plans show the right of way on Greenfields Drive property line in the
middle of the concrete sidewalk? Usually, the right of way extends to the back of
walk. It appears that the applicant is adding additional sidewalk. There may
need to be further discussion on this issue to address the maintenance
concerns within the Development Agreement.
Response: We have provided an 11’ utility easement and a separate 4’ access easement. A variance
request to reduce the utility easement width has been provided with the Bloom Filing 1 Resubmittal.
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Comment Number: 16
05/09/2022: FOR HEARING:
The sidewalk along Aria drive drifts out of the right of way and there does not seem to be an access easement
that compensates the location of sidewalk outside of the right of way.
Response: A 5’ utility easement has been added alongside the sidewalks on Aria Way and these
sidewalks are contained within their own access easements.
Comment Number: 17
05/09/2022: FOR HEARING:
The applicant is depending on the infrastructure to be in place from Bloom
Filing One. The plans will need to be approved before the project can go to hearing.
City code requires that the infrastructure has to be completed before building permits can be issued.
Response: Thank you. This standard is understood.
Comment Number: 18
05/09/2022: FOR HEARING:
The International and Delozier intersection may not have the most current
intersection configuration. Please update for the plans to reflect the current configuration.
Response: The plans have been updated to reflect the most recent configurations at the International
and Delozier intersection.
Comment Number: 24
05/10/2022: FOR HEARING:
There are locations along Greenfield Drive and Aria Way. The sidewalk along
Aria Way encroaches into the utility easement. These areas are usually
separated to limit the cost of the maintenance for public utilities. Please
address this issue and provide separation between the sidewalk and the utility easement.
Response: A 5’ utility easement has been added alongside the sidewalks on Aria Way and these
sidewalks are contained within their own access easements. We have provided an 11’ utility easement
and a separate 4’ access easement along Greenfields Drive. A variance request to reduce the utility
easement width has been provided with the Bloom Filing One Resubmittal.
Comment Number: 25
05/10/2022: FOR HEARING:
The access easement and the utility easement along Greenfields Drive overlap.
These easements are usually separated to reduce costs and impacts to public
utilities for maintenance. The encroachment feasibly reduces the utility
easement along Greenfield Drive to 11' of usable space. The easement width
is further reduces due to the rood drain located within the utility easement which
could compromise the utility separation within the easement. The applicant will
need to address this issue and may require some redesign of the site.
Response: We have provided an 11’ utility easement and a separate 4’ access easement. A variance
request to reduce the utility easement width has been provided with the Bloom Filing One Resubmittal.
A note will be added to this variance that a minimum separation of 9’ from the back of walk to the
nearest roof drain will be maintained.
Comment Number: 26
05/10/2022: FOR HEARING:
Aria Way seems to be built beyond the right of way requirements in the Larimer
County Urban Area Street Standards. Addition with to the street is acceptable
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but it is creating some design issues with the impact to the utilities. This will
need a more detailed discussion in relation to the design and impact to the
utilities. The dry utilities are usually located within these easements. Any
problems with encroachment are not recognized until construction which can
make solving these issues in the field difficult.
Response: A 5’ utility easement has been added alongside the sidewalks on Aria Way and these
sidewalks are contained within their own access easements.
Comment Number: 27
05/11/2022: FOR FINAL PLAN:
There are sight visibility easements that will need to be incorporated on the plat.
Please refer to the review performed by traffic for redline comments.
Response: Sight triangles located outside of the right of way will be incorporated on the plat as sight
visibility easements.
Comment Number: 28
05/11/2022: FOR INFORMATION:
The project is depending on the infrastructure from Phase 1 to be approved and
built before building permits.
Response: Understood. Thank you.
Contact: John Gerwel, jgerwel@fcgov.com
Topic: General
Comment Number: 4
05/09/2022: FOR FINAL PLAN - UNRESOLVED:
The signature block should be added to the title sheet of the utility plans and removed from
sheet C4.0. The "CDS" documents should be called the utility plans - see comment 20 as well.
Response: This signature block has been removed from Sheet C4.0 and added to the title sheet of the
utility plans. For final submittal, the name of the CD’s will be changed “Utility Plans”.
03/06/2022: FOR FINAL PLAN:
Please add the latest signature block to the first page of the utility plans. The
latest signature block can be found on at https://www.fcgov.com/engineering/devrev .
Response: The latest signature block has been added to the Cover Sheet.
Comment Number: 19
05/09/2022: FOR FINAL PLAN:
Could you try to reduce the file size? One of the utility plans is 13 pages and
25mb. For comparison, I have the entire LCUASS document downloaded (800
page searchable pdf) and it's 125mb. Reducing the file size would be very
helpful to us in the review process. One thing I'm seeing is that every text box is
selectable but not editable. After reducing, please combine the CD plans into one document. Thank you!
Response: The file size has been flattened to allow for more efficient review.
Comment Number: 20
05/09/2022: FOR FINAL PLAN:
Utility plan title should have the preamble "Utility Plans for…"
Response: Understood. The Utility Plan Title will be revised for the Final Plan. Thank you.
244 North College Ave, #150 I Fort Collins, CO 80524
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Comment Number: 21
05/09/2022: FOR FINAL PLAN:
Contour line types appear to be inconsistent. See redlines.
Response: Understood. Revised contour line types will be provided with the Final Plan. Thank you.
Comment Number: 22
05/09/2022: FOR FINAL PLAN:
Easement lines are inconsistent with legend. See redlines.
Response: Understood. Updated easement lines that match the legend will be provided with the Final
Plan. Thank you.
Comment Number: 29
05/11/2022: FOR FINAL PLAN:
Please provide point elevations for all internal walkways in the Overall Grading sheets.
Response: Understood. Point elevations for all internal walkways will be provided with the Final Plan.
Comment Number: 30
05/11/2022: FOR FINAL PLAN:
Please include hatching for proposed asphalt and concrete in the Horizontal Control Plan sheets.
Response: Understood. Hatching for proposed asphalt and concrete will be include on the Horizontal
Control Plan that is provided with the Final Plan.
Comment Number: 31
05/11/2022: FOR FINAL PLAN:
The vicinity map in the Title sheet seems to show the site location incorrectly. In the vicinity map it is bisected by
a railroad, which isn't shown in the plans. Please update the site location.
Response: Understood. An updated vicinity map will be provided with the Final Plan.
Comment Number: 32
05/11/2022: FOR FINAL PLAN:
There are updated versions of Construction Drawings 709 and 1606. Please use the 2021 versions.
Response: Understood. These updated versions will be provided with the Final Plan.
Comment Number: 33
05/11/2022: FOR FINAL PLAN:
Please update the proposed storm sewer and water/fire lines on sheet C4.1 as
existing or stubbed if there is no curb cutting taking place. See redlines.
Response: Understood. The plans have been revised so that all proposed utilities are stubbed so that no
curb cutting will be required.
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
05/10/2022: FOR HEARING - UPDATED:
To accommodate a future turn lane (southbound) at Greenfields and
International, no street trees should be planted along the detention pond tract.
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This should be reflected on the Filing 1 plans as well.
Response: Trees have been removed in this area.
03/08/2022: FOR HEARING:
As commented on and discussed previously, we want to ensure that there is
adequate space to add southbound right turn lanes along Greenfields in the future.
Response: This has been considered and is reflected on the plans.
Comment Number: 2
05/10/2022: FOR HEARING:
Please show the sight lines for the design speed only. Posted speed is not
used to calculate sight lines. We will need sight distance easements dedicated
where sight lines extend outside of road ROW. Also, I'm not sure that the sight
line is shown correctly at the southerly drive access along Flourish (see redlines).
Response: Posted speed sight triangles have been removed from the exhibit. Following Galloway’s
meeting with Spencer Smith on May 27, 12:30 pm, given the sharp 90 degree turn.
Flourish lane that occurs prior to this intersection, traffic approach will naturally be much slower. Thus,
a reduced sight distance is acceptable. Galloway has updated the sight triangle at this location and a
variance request will be included with this submittal.
Comment Number: 3
05/10/2022: FOR FINAL PLAN:
Please add the dimension of the concrete ribbon in the private drive typical section in the utility plans.
Response: Understood. This information will be provided with the Final Plan.
Comment Number: 4
05/10/2022: FOR HEARING:
The intersection layout of the Delozier and International intersection will be
changing from what is shown. Please coordinate with Filing 1 plans to show
correctly on all plans within each Filing.
Response: The intersection layout at Delozier and International has been updated to match what is
shown in Filing One.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
05/09/2022: FOR FINAL PLAN:
Will look for plans, report, and escrow calculation at final submittal.
Response: Thank you. These items will be submitted with the Final Plan.
03/07/2022: FOR FINAL PLAN:
The plan provided on this project was reviewed against the City Criteria
(FCDCM Ch 2 Section 6.1.3). No sequence chart was provided. Please ensure
that the Erosion Control Plans provided include a sequence chart in accordance
with (FCDCM Ch 2 Section 6.1.3.2). The erosion control plan is missing key
components to meet City Criteria. Please review the provided comments and
redlines and address them accordingly.
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Response: Understood. This information will be provided with the Final Plan.
No erosion control report was provided for this project, please submit an
Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4).
Response: Understood. This information will be provided with the Final Plan.
No erosion control escrow calculation was provided for this project, please
submit an Erosion Control Escrow Calculation to meet City Criteria. (FCDCM Ch 2 Section 6.1.5).
Response: Understood. This information will be provided with the Final Plan.
Please make sure all the erosion control plan elements are provided at Final
there were some items not provided that will be needed during the plan review.
Also please take time to prevent materials from being introduced to Tract DD
and the LID proposed just north of that basin on DD. Also pay attention to the
inlets proposed to be installed in the prior filing as those inlets will need to be
protected along Crusader and Street A and I that would be impacted by vehicle
traffic on and off the proposed site."
Response: Understood. This information will be provided with the Final Plan.
Comment Number: 2
05/09/2022: FOR FINAL PLAN:
FEES: Will update fees estimate at final submittal.
Response: Understood. Thank you.
03/07/2022: INFORMATION:
Based upon the updated materials and information provided since the last
review comments, we have recalculated an Erosion Control Inspection fee
of $3038.18 and a Stormwater LID/WQ Inspections fee of $315. A copy of the
calculation spreadsheet will be provided. The fee will need to be provided at the
time of erosion control escrow.
Response: Understood. Thank you.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 6
05/10/2022: FOR INFORMATION ONLY:
Stormwater Utility is ready for a hearing.
Response: Thank you.
Department: Light and Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1
03/08/2022: INFORMATION:
Light and Power has primary facilities extended to the western boundary of the
the project area that will need to be extended from Barnstormer Dr., Coleman
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Dr. and Sykes Dr to feed the proposed site.
Response: Understood. Thank you.
Comment Number: 2
03/08/2022: FOR FINAL PLAN:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10ft of a drivable surface for installation and
maintenance purposes. The transformer must also have a front clearance of 10ft
and side/rear clearance of 3ft minimum. When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
Response: Understood. Transformer locations will be shown on the Final Plan.
Comment Number: 3
03/08/2022: INFORMATION:
During utility infrastructure design, please provide adequate space along the
public roads and private drives to ensure proper utility installation and to meet
minimum utility spacing requirements. 10ft minimum separation is needed
between all water, sewer, storm water, and irrigation main lines. Light and
Power has a 3ft minimum separation requirement from all utility
lines/infrastructure.
Response: Understood. Thank you.
Comment Number: 4
03/08/2022: FOR FINAL PLAN:
Multi-family buildings are treated as customer owned services; therefore service
forms (C-1 forms) and one line diagrams must be submitted to Light & Power
for each building. All secondary electric service work is the responsibility of the
developer to install and maintain from the transformer to the meter bank.
Response: Understood. This information will be provided with the Final Plan.
Comment Number: 5
03/08/2022: INFORMATION:
Electric meter locations will need to be coordinated with Light and Power
Engineering. Each residential unit will need to be individually metered. Please
gang the electric meters on one side of the building, opposite of the gas meters.
All residential units larger than a duplex and/or 200 amps is considered a
customer owned service, therefore the owner is responsible to provide and
maintain the electrical service from the transformer to the meter(s). There are
proposed changes to code to consider all buildings other than single family
detached homes to be customer owned electric services to the meter.
Response: Understood. Thank you.
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Comment Number: 6
03/08/2022: INFORMATION:
Any proposed Light & Power electric facilities needed for the project must be
within public right-of-way or a dedicated utility easement.
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the developer.
Response: Understood. Thank you.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
05/06/2022: FOR FINAL PLAN - UPDATED:
Building 2 has moved within the required distance to Sykes Dr. No Parking,
Fire Lane signage will be required in front of the entire parallel side of the building.
Response: Understood. Thank you. This striping will be added during the Final Plan step in the
approval process.
02/24/2022: FOR HEARING:
AERIAL ACCESS - Building #2 aerial access is measured from Sykes Dr and is over 30 ft when
measured from the flowline to the furthest element of the building. The building
will need to move closer to the street and if parking is not included in the measurement. No Parking Fire Lane
signage shall be installed in the areas used for aerial access.
Response: Understood. Thank you.
Comment Number: 3
02/24/2022: FOR FINAL PLAN:
EAE SURFACE - Please provide note to utility plans indicating the EAE is
designed as a flat, hard, all weather driving surface capable of supporting 80,000 lbs.
Response: Understood. This information will be provided with the Final Plan.
Comment Number: 4
02/24/2022: FOR FINAL PLAN:
FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane
sign locations should be indicated on future plan sets. Refer to LCUASS detail
#1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs. Posting of additional fire lane signage may be
determined at time of fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
Response: Understood. Thank you. This information will be added during the Final Plan step in the
approval process.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 5
02/24/2022: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING:
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. Addresses shall be posted on each structure and where otherwise
needed to aid in wayfinding. Code language provided below.
- IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of eight-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure and best route.
- IFC 505.1.8: Address shall be clearly visible on approach from any street,
drive or fire lane that accesses the site. Buildings that are addressed on one
street, but are accessible from other streets, shall have address numbers on the
side of the building fronting the roadway from which it is addressed. Buildings that are addressed
on one street, but are accessible from other drives or roads, shall have the address numbers
AND STREET NAME on each side that is accessible from another drive or road.
Response: Understood. Thank you. This striping will be added during the Final Plan step in the approval
process.
Comment Number: 6
05/05/2022: INFORMATION:
Trash Collection Service - Several Multi-Family developments have proposed
valet trash and recycling services where residents set their trash and recycling
outside their unit for building maintenance or janitorial staff to collect and
deposit in a centralized location. Please be aware that while not specifically
prohibited, valet collection service requires careful planning and approval from
the City and Poudre Fire Authority. In general, no valet collection service will be
approved that allows residents to place combustible materials within an
emergency exit corridor. Any proposal to provide valet collection services must
be approved by the fire marshal and thoroughly documented on the Planning Set.
Response: Trash will be serviced by individual units; no valet trash service is proposed.
Comment Number: 7
05/06/2022: FOR HEARING:
EMERGENCY ACCESS EASEMENT - The EAE behind building #8 is over
150 feet in length and will require a turnaround if this remains. If the EAE is only
dedicated at 150 feet no turnaround will be required. Technically, this access is
not required due to provided access on public streets.
Response: Since it is not necessary, the EAE has been removed from the plans.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 2
05/10/2022: FOR FINAL PLAN:
Please replace the title of the native seed mix notes to 'CITY OF FORT
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
COLLINS NATIVE SEED MIX NOTES'.
Also, please replace Native Seed Mix note #6 with the following:
"AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE
USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES."
Response: Note and title have been revised.
Comment Number: 3
05/10/2022: FOR FINAL PLAN:
Please include the overall pollinator master plan from Bloom Filing 1 in Filing
2's landscape plan set. I look forward to fine tuning both the overall plan and
Filing 2's contribution during final plan phase.
Response: Filing One Pollinator Plan has been added at the end of the Filing Two plan sheets.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 11
5/9/2022: FOR FINAL PLAN – UNRESOLVED:
Please refer to previous comment for other species substitutions.
3/15/2022: FOR FINAL PLAN:
SPECIES: Please do not propose the following species. In their place use the recommended substitutions:
- Pyramidal European Hornbeam – Prairie Sentinel Hackberry
- Swedish Aspen – these have a short lifespan at our elevation, replace with Cottonwood (Plains or
Lanceleaf)
- Triumph Elm – susceptible to elm scale. Swap for Accolade, New Horizon, David, Discovery (type of David).
Response: Species have been revised as suggested.
Comment Number: 12
5/9/2022: FOR FINAL PLAN – UNRESOLVED:
3/15/2022: FOR FINAL PLAN:
Please do not propose Sensation Boxelder Maple or Regal Prince Oak (or any
fastigiate species) in the ROW. Ensure that Eastern Redbuds are placed in very protective sites.
Response: Modifications have been made to these species and/or spacing.
Comment Number: 13
5/9/2022: FOR FINAL PLAN – UNRESOLVED:
3/15/2022: FOR FINAL APPROVAL
Please incorporate additional evergreen species in addition to the (3) Picea
species proposed. Suggestions for evergreens include: Southwestern White
Pine, Austrian Pine, Ponderosa Pine, and Rocky Mountain Juniper.
Response: Additional Evergreen tree species have been added where possible. Note that on higher
density sites some of these larger species are not possible to use due to space constraints.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 14
5/9/2022: FOR FINAL PLAN – UNRESOLVED:
3/15/2022: FOR FINAL PLAN:
Please do not propose ornamental trees in the ROW except for in sites where they are located 15-ft from street
lights.
Response: Ornamental trees in ROW are only used where necessary to meet utility or lighting
clearances.
Comment Number: 15
5/9/2022: INFORMATION ONLY:
New set of redlines submitted for review. Please address comments directly on plan for final approval.
Response: See attached comment responses from applicant team. Note that some suggested locations
for trees are not possible due to utility clearance or easement constraints.
03/15/2022: INFORMATION ONLY
Please review Forestry redlines and reach out to Molly Roche if you have any
questions. Redlines include: tree/utility separation issues and areas for additional trees/landscaping.
Comment Number: 16
5/9/22: FOR FINAL PLAN:
Please consider incorporating Glenleven Linden to the plant list. This is an
upright species that would be a good addition to the parkway species.
Response: This tree has been added to the plant schedule.
Comment Number: 17
5/9/2022: FOR FINAL PLAN:
There are some species labels that are cut off from the sheet. Please make these visible.
Response: Labels are revised to be visible.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
02/07/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
· Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter.
Response: Thank you for this information. It will be utilized moving forward.
INFORMATIONAL ITEMS:
· 10% of all parking spaces must be EV ready (conduit in place)
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13
sprinkler system in multifamily units with an exception to allow NFPA 13R
systems in buildings with no more than 6 dwelling units (or no more than 12
dwelling units where the building is divided by a 2 hour fire barrier with no more
than 6 dwelling units on each side).
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
Response: Understood. Thank you for this information.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 3
05/09/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Comment noted; thank you.
Topic: Plat
Comment Number: 1
05/09/2022: FOR HEARING:
Please make changes as marked. 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 redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com.
Response: Understood. An updated Plat reflecting changes and responses to redlines are provided with
this submittal.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
02/24/2022: FOR FINAL PLAN:
Preliminary irrigation plans (PIP) are required for review at Final Development
Plan (FDP), prior to issuance of building permit. The requirements for the PIP
must comply with the provisions outlined in Section 3.2.1(J) of the Land Use
Code. Direct questions concerning irrigation requirements to
irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
Response: Understood thank you. This information will be provided at that time.
Comment Number: 2
04/27/2022: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building permit. The
irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com
Response: Understood thank you. This information will be provided at that time.
Department: Outside Agencies
Contact: Randy Siddens, East Larimer County Water District, 970.493.2044,
randys@elcowater.org
Topic: General
Comment Number: 1
05/13/2022: FOR HEARING:
See Redlines.
Response: Response to redlines are provided with this submittal.
Department: Sanitation
Contact: Brian Zick, Boxelder Sanitation District, 970.498.0604,
brianz@boxeldersanitation.org
Topic: General
Comment Number: 1
05/13/2022: FOR FINAL PLAN:
See attached.
Response: Response to redlines are provided with this submittal.