HomeMy WebLinkAboutBLOOM FILING ONE - PDP210014 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
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 One, PDP210014, Round Number 5
Dear Ms. Bethurem Harras
Thank you for your Bloom – Filing One review comments which we received on April 22, 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, #130 I Fort Collins, CO 80524
www.norris-design.com
Development Review Coordinator – Brandy Bethurem Harras
Topic: General
Comment Number: 1
09/02/2021: 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: Thank you.
Comment Number: 2
09/02/2021: 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: Thank you. We have addressed each comment in detail on the following letter.
Comment Number: 3
09/02/2021: 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.
Response: Thank you. We have named all files as requested.
Comment Number: 4
09/02/2021: 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/sfdcarticles/sfdcarticles/Drawing-text-app
ears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: Thank you. We have minimized the files as much as possible following the directions
provided.
Comment Number: 5
09/02/2021: 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: Thank you for this information.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 7
09/02/2021: INFORMATION:
LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written
comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an
application for approval of a development plan, shall file such additional or revised submittal documents as are
necessary to address such comments from the City. If the additional submittal information or revised submittal is
not filed within said period of time, the development application shall automatically lapse and become null and
void.
Response: Understood. Thank you.
Comment Number: 11
02/08/2022: FOR APPROVAL:
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.
Response: Understood. Thank you.
Comment Number: 12
02/08/2022: FOR APPROVAL:
The Director shall issue a written decision to approve, approve with conditions, or deny the development
application based on compliance with the standards referenced in Step 8 of the Common Development Review
Procedures (Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who provided comments during the comment
period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com.
Response: Understood. Thank you.
Comment Number: 13
02/08/2022: FOR RECORDING:
All "For Approval" comments need to be addressed and resolved prior to moving forward with the final
documents and recording of this project. I will provide a recording checklist and process information when we
are closer to this step.
Response: Understood. Thank you. We believe we have addressed all comments.
Planning Services – Pete Wray
Topic: General
Comment Number: 20
04/18/2022: FOR APPROVAL:
SP001 - SITE COVER PAGE
Site Plan notes-#8 please fix misspelling of "city". Notes 12, 13 - clarify local
street parkways maintained by individual owners, for arterial street (Greenfields)
the parkways, medians, and round-a-bout will be maintained by city.
Respond: Thank you, this comment has been addressed.
For the gross and net density table, please clarify net acres and net density. I do
not understand the net area of 39.9 acres and how that results in 5.4 du/net
acre? The density mentioned in the PBA table Row #3 should match.
Response: The table has been updated to correctly reflect the acreage. Extra information has been
added that includes the density of Filing One so that conformance with the overall density in District 1 is
shown.
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Comment Number: 21
04/18/2022: FOR APPROVAL:
SP107. The Index diagram does not match, showing sheet 103?
SP 108, SP110, LP108, LP110- same comment in R3 to include sidewalk
along east side of Delozier and Filing 3 block. See Engineering comments on
Delozier Drive coordination.
Response: Index Diagram has been updated. Drawings have been updated to reflect most recent
alignment of Delozier.
Comment Number: 22
04/18/2022: FOR APPROVAL:
LP112 Greenfields Median planting design. It is not clear of the proposed
planting for the upper portion the median area. Also for the round-a-bout and
median design the staff streetscape team will be reviewing this overall design to
assess the appropriate planting, boulder and art components to meet LUCASS
streetscape standards.
Response: Per follow-up discussions with staff, a revised design has been provided for the roundabout
and medians.
Engineering Development Review – Sophie Buckingham
Topic: General
Comment Number: 12
04/19/2022: FOR APPROVAL - UNRESOLVED:
Carried over as needing further discussion.
02/08/2022: FOR APPROVAL - UNRESOLVED:
Carried over as needing further discussion.
12/07/2021: FOR APPROVAL:
The plans (and plat) need to clearly define what is the exact platted boundary of
the development that is under the ownership of the developer, and what is
considered land outside of the ownership of the developer that would then
require offsite easements and offsite right-of-way. The plans need to specify the
exact limits of these easement and right-of-way boundaries that are off-site. An
overall depiction of the various off-site easements and rights-of-way should be
in an exhibit in the civil plans to compare against the plans. There is a point
where the plan approvals will need to be indicating how this will all come
together with Peakview, either Peakview's plans are approved ahead of this
development (and reflected this way as previously approved and dedicated
easements/rights-of-way), or this project obtains easements/rights-of-way as offsite dedications.
Response: Horizontal control was update to match the Norris site plan updates. Showing what is to be
constructed with this first filing.
Comment Number: 19
04/19/2022: FOR APPROVAL - UNRESOLVED:
Further discussion is needed to determine how this infrastructure will be
guaranteed. If needed, I will reach out to set up a meeting specific to this topic.
Response: Understood. We will continue to work with Staff to ensure the proper assurances are in
place.
244 North College Ave, #130 I Fort Collins, CO 80524
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02/08/2022: FOR APPROVAL - UNRESOLVED:
Carried over as needing further discussion.
12/10/2021: FOR APPROVAL:
We'd need to understand the approach for Greenfields Drive not being
constructed north of Sykes to the center of the railroad track. As this is
infrastructure being deferred but is part of this phase/filing's abutting public
infrastructure, there would need to be guarantees provided to ensure it can be
completed in the future. Coordination with Park Planning on the underpass
underneath Greenfields could potentially be part of this as well. The
development agreement would need to note what would trigger the eventual
construction and tied to something specific (such as no building permits/C.O.'s
for any development north of the railroad). It was offered at the review meeting
that a bond or letter of credit could be used to secure this, I would need to look
into this further on whether we would support utilizing this as a form of security vs. cash/check.
Comment Number: 21
04/19/2022: FOR APPROVAL - UNRESOLVED:
The City needs to understand what infrastructure is being constructed with Filing
1. Unless any phasing is proposed, all infrastructure currently shown on the
plans must be constructed before any building permits will be issued. Please
clarify whether you intend to do any phasing.
Response: All infrastructure is planned to be constructed unless phasing is noted on the plan.
02/08/2022: FOR APPROVAL - UNRESOLVED:
Further conversation is needed on the extent of improvements being designed
versus constructed with Filing 1, such as grading north of the railroad and along
the southern extension of Delozier, among others. For Delozier, detailed
grading and eastern sidewalk design will be needed to establish a pad site for Filing 3.
12/10/2021: FOR APPROVAL:
It is important that this first PDP provide detail as to the extent of the
infrastructure being built at this time. It was brought up for instance that on some
of the streets being constructed, sidewalks may not be built with this initial PDP.
We would really need to get a sense with the first C.O. what will be the extent of
the public infrastructure that would be built and if development didn't progress
beyond the first phase, what is the network that's created for the initial users of this PDP.
Comment Number: 27
04/22/2022: FOR APPROVAL - UPDATED:
Engineering is still evaluating whether the 5-foot utility easements will be
adequate for private utilities. I will follow up with you when I have more information.
Response: Understood. We will continue to work with Staff on this item.
02/08/2022: FOR APPROVAL:
Further conversation is needed regarding the request for 5-foot utility
easements surrounding the single-unit attached housing. Has the applicant
confirmed that private utility providers such as Xcel Energy are okay with their
facilities not being permitted in these easements? The City Attorney's Office
might weigh in. We have received the formal variance request and will take it under consideration.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 28
04/22/2022: FOR APPROVAL - UPDATED:
Engineering and Traffic are still evaluating whether the proposed
Delozier-International intersection is acceptable.
I will follow up with you when I have more information.
Response: Delozier intersection line work has been updated.
02/08/2022: FOR APPROVAL:
Thank you for the formal variance request regarding the Delozier-International
centerline radius. Engineering is coordinating with Traffic to determine the
signage that will be appropriate to mitigate the sub-standard radius. When we
have settled on a solution, we will ask you to add details to the variance request
describing the mitigation measures.
Response: Delozier intersection line work has been updated.
Comment Number: 29
04/22/2022: FOR APPROVAL - UNRESOLVED:
Detention pond and street trees still appear to be in conflict with space needed
for a future turn lane. Please follow up with Engineering, Traffic, and Forestry to discuss.
Response: Per discussions with Spencer and Nicole in traffic, it has been determined that current ROW
and easement is sufficient to provide for future turn lane.
02/08/2022: FOR APPROVAL:
Assuming that the Greenfields and International intersection will not be a
roundabout, please address the potential need for auxiliary turn lanes in the
future. If auxiliary turn lanes are anticipated, additional ROW may need to be
dedicated, which would conflict with the current placement of the detention pond.
Comment Number: 31
04/12/2022: FOR APPROVAL:
As previously discussed, full street improvements must be designed along the
Frontage Road west of the roundabout. I understand that the ultimate construction may depend on coordination
with CDOT, but the full design is required for approval of Filing 1. This includes sidewalk along the entire length
of Bloom property on the Frontage Road. The utility plan still shows the sidewalk ending along Greenfields north
of the roundabout, which is not acceptable.
Response: The sidewalk is now shown in this area and no longer stops along Greenfields.
Comment Number: 32
04/12/2022: FOR APPROVAL:
Sheet 6 of the PUD Master Plan states that all internal trails will have a minimum
width of 6 feet. The internal trail running north-south along the boundary with
East Ridge measures 5 feet on the utility plan. Please widen it to at least 6 feet.
Response: Trails have been widened to 6 feet.
Comment Number: 33
04/12/2022: FOR APPROVAL:
In the Greenfields Cross Section sheets in the utility plan, cross sections are
missing for Stations 20 through 27. Please include these cross sections in the next submittal.
Response: Stations 20-27 have been added and are now shown.
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Comment Number: 34
04/18/2022: FOR APPROVAL:
On Sheet C9.0, there is a K-value that does not meet the LCUASS minimum.
Please submit a variance request if you are not able to bring it up to standard.
See my redlines for more information.
Response: K value is being edited, variance request will be submitted if minimum k cannot be achieved.
Comment Number: 35
04/19/2022: FOR APPROVAL:
The Parkland Street cul-de-sac does not meet the minimum 50-foot radius per
LCUASS Figure 7-19. Please increase the radius to 50 feet.
Response: Cul-de-sac has been revised and now has the minimum 50 foot radius that is required.
Comment Number: 36
04/19/2022: FOR APPROVAL:
On Sheet C3.2, there appears to be partial grading for the future Greenfields roadway.
Why is the grading partial rather than full?
Response: Partial grading due to ditch delivery form north, interim condition until that tract is
developed.
Comment Number: 37
04/19/2022: FOR APPROVAL:
The grading plan shows grading proposed north of the railroad. When will this grading be performed?
Response: This grading will occur during the overall grading of Filing 1.
Comment Number: 38
04/19/2022: FOR APPROVAL:
The Vine Drive ROW and existing contours need to be more clear on the
grading plan. The plans need to show how Greenfields Drive ties into Vine Drive.
Response: This has been provided in plan and profiles and will be shown with the future completion of
this tract.
Comment Number: 39
04/19/2022: FOR APPROVAL:
The ROW for Donella Drive overlaps with an existing easement to the City of
Greeley. The City of Greeley may need to sign the plat and utility plans.
Response: Signatures for Greeley will be obtained if needed, this is being determined.
Comment Number: 40
04/19/2022: FOR APPROVAL:
Will water and sanitary utilities be stubbed to the Pedcor site along with Filing 1?
Response: Yes.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 41
04/19/2022: INFORMATION:
This round of review was a transition from PDP-level design to FDP-level
design. A lot of new information was provided with this submittal, so this was the
first round in which a full technical review could be performed. With the current
state of the plans, I anticipate at least two more rounds of review.
Response: We are working directly with reviewers to ensure all items are addressed.
Comment Number: 42
04/19/2022: INFORMATION:
The plans appear to be dependent on Peakview's design of the roundabout at
Mulberry and Greenfields. The roundabout is mostly within County ROW. Please
keep in mind that the roundabout needs to be built, whether by Peakview or by
Bloom, before Bloom can receive any building permits for vertical construction.
We are interested to hear how you are handling this issue.
Response: Plans have been provided to the agreed upon point.
Comment Number: 43
04/20/2022: FOR APPROVAL:
Tract DD and HH are marked on the plat as Future Development but shown on
the utility plan as Detention Pond. Which of these is correct, and what
improvements will be constructed with Filing 1? Similarly, Tracts FF and II are
marked on the plat as Future Development but appear to contain Ponds G and I
based on the utility plans. All detention ponds will need to be dedicated as a
drainage easement on the plat, and all overlot grading will need to be documented in the DA.
Response: Pond G is an interim shape and may be updated with future developments. Pond I is
temporary and will be revised upon development of the tract.
Comment Number: 44
04/21/2022: INFORMATION:
Any grading work performed within railroad right-of-way will require permission from the railroad.
Response: Understood. Thank you.
Comment Number: 45
04/22/2022: INFORMATION:
Please email or call me with questions and comments about my redlines. We
can set up a time to work through any issues before the Round 5 submittal.
Response: Thank you. We believe we have had several productive meetings leading up to this
resubmittal and believe we are addressing all comments and concerns. We appreciate your willingness
to meet and to work with us through these items.
Comment Number: 46
04/22/2022: FOR APPROVAL:
Please submit a variance request for the centerline curves in Greenfields Drive.
The variance request should discuss the following standards for a two-lane
arterial, located in LCUASS Table 7-3: 1,075-foot radius and 200-foot tangent
244 North College Ave, #130 I Fort Collins, CO 80524
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between curves. Please discuss the proposed radius and tangent length, as well as
mitigation measures. Mitigation will include, but might not be limited to, a posted speed
limit of 30 mph, advance warning signs for reverse curves, and an advisory speed limit of 25 mph.
Response: Variance request will be submitted.
Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com
Topic: General
Comment Number: 47
04/22/2022: INFORMATION:
The private easement agreement on page 1 references the “Development
Plans”. It will help to clarify what development plans are being referenced. It is
understood that the applicant is depending on obtaining the dedication of the
right of way to the City. Any public infrastructure outside of the City Limits will
need to be fully constructed and accepted for public maintenance before
building permits can be issued. There may need to be an agreement between
the City and the County for inspection services if the right of way is still located within the County.
Response: Understood. We will continue to work with Staff to ensure the proper agreements are in
place.
Comment Number: 48
04/22/2022: INFORMATION:
Section 1.3 of the private easement agreement states that there is a right to
install gates in fences that cross the public right-of-way. Please keep in mind
that no gates can be installed or utilized the block access of the public
right-of-way. The way this is worded that any one of the parties listed in the
agreement have the right to place a gate across the public right-of-way. The
applicant should expand on this issue. Any development within the City will
need to have open and unincumbered access granted from public right of way.
Gates are acceptable along the property line located outside of the right of way.
Response: Understood. We will continue to work with Staff on this agreement.
Comment Number: 49
04/22/2022: INFORMATION:
Section 1.6 Landscape and Maintenance section of the private easement agreement grants
the rights of installation of landscaping and maintenance to the separate land owners.
Will this interfere with the landscaping requirements within the public right of way which
may be required through the development and plan approval?
Approved landscape requirements within City jurisdiction cannot be subject to third party approval.
Response: Understood. We will continue to work with Staff on this agreement.
Comment Number: 50
04/22/2022: INFORMATION:
Private easement agreement Section 2 Temporary Access Easements –
Access for the proposed subdivision cannot depend on Temporary Access
agreements. The development will need to secure permanent right-of-way,
constructed and accepted per the Larimer County Urban Area Street
Standards. These improvements will need to be accepted and approved for
public maintenance by the governing agency. There may just need further
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clarification on this portion of the agreement.
Response: Understood. We will continue to work with Staff on this agreement.
Comment Number: 51
04/22/2022: INFORMATION:
Private easement agreement Section 6 Maintenance: This section puts the responsibility of
maintaining said improvements upon the private party responsible for the construction of
` the improvements? The City does not accept private maintenance of arterial streets to private parties
Code requires that there be a network of public streets adopted and publicly maintained.
Can the applicant please elaborate on this topic.
Response: Understood. We will continue to work with Staff on this agreement.
Comment Number: 52
04/22/2022: INFORMATION:
Private easement agreement Section 10, Litigation – Any litigation arising out
of conflict between the applicants could hold up permitting if it obstructs the public improvements.
Response: Understood. We will continue to work with Staff on this agreement.
Comment Number: 53
04/22/2022: INFORMATION:
Exhibit A within the private easement agreement shows varying widths of right
of way dedication. Greenfield is slated to be a two lane arterial to convey the
proposed traffic in this area. Can the applicant please discuss the cross
section used to define the width of the right of way required?
Response: Understood. We will continue to work with Staff on this agreement.
Comment Number: 54
04/22/2022: FOR APPROVAL:
The plans show mass grading to the north of the railroad tracks. Mass grading
is acceptable at this stage of the development. The applicant will need to have
permission from the Railroad at the railroad crossing if the haul route.
Response: Understood. Thank you.
Traffic Operation – Spencer Smith
Topic: General
Comment Number: 13
04/19/2022: FINAL APPROVAL
Since the project is now a BDR and will not have an FDP process, the
proposed signing and striping will need to be finalized with this review and
approval. Signing and striping comments for the Greenfields design will be
updated for the final comments memo on Friday. Signing and striping is shown
to varying levels of detail on some of the other arterials/collectors but no signing
and striping plans have been submitted for anything other than Greenfields.
Please provide plans for all roadways that require signing and striping.
Response: Signing and striping updated per discussion and review with city staff.
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Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 14
04/19/2022: FOR APPROVAL: Signing and Striping plans. We will need a
signing and striping plan for the roundabout, the frontage road, and Delozier.
Response: Signage and striping has been updated.
Comment Number: 15
04/19/2022: FOR APPROVAL: Signing and Striping plans. The current plans
do not indicate any signs other than stop signs. Stop signs will need to be
called out on the signing and striping plan and we will need to add additional
signs to the plans including Speed Limit signs, Bike signs, Advance Warning
signs (for the Delozier curve), and End of Road/Sidewalk signs where
sidewalks won’t continue until later development.
Response: Required signage added.
Comment Number: 16
04/19/2022: FOR APPROVAL: Signing and Striping plans. Speed limit signs
will need to be posted for Greenfields 30, International 30, and Sykes 25.
Response: Required signage added.
Comment Number: 17
04/19/2022: FOR APPROVAL: Signing and Striping plans. Additional
warning signs will be determined for the curvatures in Greenfields as it
approaches the railroad crossing when that section of roadway is constructed
since these curves are being built to the Collector standard and not the Arterial standard.
Response: Noted. Signage will be added when that determination is made.
Comment Number: 18
04/19/2022: Signing and Striping plans. International Blvd. will need to be
striped to the 2 Lane Arterial standard with buffered bike lanes.
Response: Striping edited to comply with two-lane arterial with buffered lanes.
Comment Number: 19
04/19/2022: FOR APPROVAL: Signing and Striping plans. All buffers for the
bike lanes will need to include 45-degree angled hash marks, every 50 ft.
Response: Hash marks added.
Comment Number: 20
04/19/2022: FOR APPROVAL: Signing and Striping plans/Landscape Plans.
No trees should be planted within 50 feet of Stop signs. Trees planted near
intersections should also be of a species that will not impede the visual sight
distance for motorists or pedestrians. Please see Larimer County Urban Area
Street Standards, figure 7-16 for the required sight distance triangle.
Response: Trees have been revised and site triangles added to the plans.
Comment Number: 21
04/19/2022: FOR APPROVAL: Signing and Striping plans/Landscape Plans.
We will need to discuss the trees that are planned to be placed in advance of
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the crosswalks for the roundabout. It looks like certain trees will impede the
visual sight distance to pedestrians crossing or waiting to cross, and potentially
the signs needed for motorists entering the roundabout.
Response: Trees have been revised and site triangles added to the plans.
Comment Number: 22
04/19/2022: FOR APPROVAL: Signing and Striping plans. Further redlines
will be provided once signs are placed on the plans.
Response: Understood; thank you.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 10
04/22/2022: FOR APPROVAL - UNRESOLVED:
Notes still missing from site plan. Please add to sheet SP100 (see redlines).
Response: Notes added to sheet SP100. Thank you.
02/08/2022: FOR APPROVAL - UNRESOLVED:
Add notes below to site plan and grading plan.
12/06/2021: FOR APPROVAL:
Please include the following notes on the site plan and drainage/grading plan:
1. Portions of this property are located in the FEMA-Regulated, 100-year Cooper Slough
floodplain/floodway and must comply with the safety regulations of Chapter 10 of City Municipal
Code.
2. The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all
applicable floodplain use permit fees prior to commencing any construction activity (building of
structures, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas,
flood control channels, etc.) within the Cooper Slough floodplain limits. Storage of equipment
and materials (temporary or permanent) is not allowed in the floodway. All activities within the
floodplain are subject to the requirements of Chapter 10 of the Fort Collins Municipal Code.
3. Critical facilities are prohibited in the 100-year floodplain. Critical facilities include essential
services, at-risk population, hazardous materials, and government facilities.
4. Construction of new structures, hard surface paths, walkways, driveways, walls, and parking
areas is prohibited in the floodway unless no-rise conditions are met. Any construction activities
in the regulatory floodway must also include a no-rise certification prepared by a Professional
Engineer licensed in Colorado.
5. An approved FEMA Elevation Certificate completed by a licensed surveyor or civil engineer
showing that the building is constructed to the required elevation is required post-construction
prior to a Certificate of Occupancy (CO) being issued. Please note: If any part of the building is
within the floodplain boundary, then the entire structure is considered in the floodplain and the
entire building envelope must meet the requirements of elevating to the RFPE.
Response: These notes have been added to the plans.
Comment Number: 12
04/22/2022: FOR APPROVAL - UNRESOLVED:
Sheets SP114 and SP115 are missing floodplain linework or need linework labeled (see redlines.)
Response: Linework turned on and labeled.
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02/08/2022: FOR APPROVAL - UNRESOLVED:
Site plan is missing existing floodplain linework. Please add and label floodway and 100-yr floodplain.
12/06/2021: FOR APPROVAL:
Add and label the floodplain/floodway boundaries on site plan, grading plan, and drainage plan.
Comment Number: 19
04/22/2022: FOR APPROVAL - UPDATED: Please make sure floodway and floodplain boundaries are labeled
on utility set (see redlines for clarification).
Response: Applicable labels have been added per call outs on redlines.
02/08/2022: FOR APPROVAL:
Please address redlines for minor comments.
Comment Number: 20
04/22/2022: FOR APPROVAL - UNRESOLVED: Please remove proposed floodplain linework from Plat (see
redlines).
Response: Updated, thank you.
04/19/2022: FOR APPROVAL - UNRESOLVED: Proposed floodplain linework still showing up.
02/08/2022: FOR APPROVAL:
Please remove "proposed floodplain" labels and linework from plat and drainage plan.
Comment Number: 45
04/22/2022: INFORMATION:
Floodplain staff to coordinate Floodplain Use permit process offline. Application and payment received.
Response: Thank You.
Department: Erosion Control Galloway to set up meeting with
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 21
04/18/2022: FOR APPROVAL:
The plan provided on this project was reviewed against the City Criteria
(FCDCM Ch 2 Section 6.1.3). No phasing materials were provided. Please
ensure that the Erosion Control Plans, Escrows, and Reports include phasing
and meet requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5). The
erosion control plan is missing key components to meet City Criteria. Please
review the provided comments and redlines and address them accordingly.
Response: Erosion control phasing was added to sheet set see sheet C11. SWMP updated to reflect
phasing and escrow.
Comment Number: 22
04/18/2022: FOR APPROVAL:
The report provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.4).
The erosion control report was missing key components to meet City Criteria.
Please review the provided comments and redlines and address them accordingly.
Response: SWMP updated to reflect city requirements.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 23
04/18/2022: FOR APPROVAL:
The escrow calculation provided on this project was reviewed against the City
Criteria (FCDCM Ch 2 Section 6.1.5). The erosion control escrow calculation
was missing key components to meet City Criteria. Please review the provided
comments and redlines and address them accordingly.
Response: The SWMP’s escrow section was update to reflect the erosion control phasing as per city
requirements.
Comment Number: 24
04/18/2022: FEES:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such inspections.
The Erosion Control fees are based on; the number of lots,
the total site disturbance, the estimated number of years the project will
be active and the Stormwater Inspection Fees are based on the number of
LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 271 lots, 227.14 acres of disturbance, 15 years from demo through
build out of construction and an additional 5 years till full vegetative
stabilization due to seeding. Which results in an Erosion Control Fee estimate of $41568.10.
Based on 0 number of porous pavers, 14 number of bioretention/level spreaders,
5 number of extended detention basins, and 0 number of underground treatments,
results in an estimate of the Stormwater LID/WQ Inspection fee to be $5660.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to review.
Please respond to this comment with any changes to these assumed estimates and why, so that we may have a
final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow.
Response: Numbers have not changed at this time.
Department: Stormwater Engineering Galloway to set up meeting with
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 17
04/19/2022: FOR APPROVAL – UNRESOLVED:
02/08/2022: FOR APPROVAL:
Detention Pond I needs more variation and articulation in slope.
Response: Pond I is temporary in nature. Variation and articulation will be provided with development of
tract.
Comment Number: 18
04/19/2022: FOR APPROVAL – UNRESOLVED:
02/08/2022: FOR APPROVAL:
Detention pond H has slopes too steep at 2.8 to 1 and should have maximum
slopes of 4 to 1. 3 to 1 slopes can be in small areas, but generally should not be used.
Response: Pond grading updated, overflow channel changed to pipes, pond grading updated
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accordingly.
Comment Number: 25
04/19/2022: FOR APPROVAL:
The overflow channel side slopes along Mulberry Street is too steep at 2.7:1.
These slopes should be at 4:1, but can be as steep as 3.5:1. Please revise.
Response: Overflow channel has been eliminated. Storm piping has been added in its place.
Comment Number: 26
04/19/2022: FOR APPROVAL:
All storm sewers need to be labeled as public or private on the storm sewer profile sheets. Please revise.
Response: Labels have been added to all storm sewer profiles.
Comment Number: 27
04/19/2022: FOR APPROVAL:
A storm sewer slope of 0.1% is too shallow and should be .4% minimum.
0.2% has been allowed in certain situations.
Response: Pipes revised to the extent feasible, minimum slopes provided for outfall to cooper slough
per stormwater and environmental request.
Comment Number: 28
04/19/2022: FOR APPROVAL:
Please add HGLs to all the storm sewer profiles.
Response: HGL’s have been added.
Comment Number: 29
04/19/2022: FOR APPROVAL:
The City Master Planned Overflow channel is planned to carry xxx cfs. Please
verify that the multiple storm pipes at the road crossings have this capacity.
Response: Capacity and sizing of storm pipes has been verified.
Comment Number: 30
04/19/2022: FOR APPROVAL:
On sheet C6.29, please cross out the "Standard Inlet Grate" on the Type C Inlet
detail as the close mesh grate is to be used.
Response: Standard inlet grate has been crossed out.
Comment Number: 31
04/19/2022: FOR APPROVAL:
The City has done some minor revisions to the Rain Garden detail to avoid
some confusion during construction. The City will email the updated version to you.
Response: Added City-provided detail.
Comment Number: 32
04/19/2022: FOR APPROVAL:
The Sand Filter cross-section needs to be revised and has some errors. The
City has a standard detail that should be used. Please revise.
Response: Added City-provided detail.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 33
04/19/2022: FOR APPROVAL:
On the Pocket Park LID Overflow detail, please remove the restrictor plate
information as Fort Collins does not require this for rain gardens.
Response: Restrictor plate information has been crossed out as it is not required.
Comment Number: 34
04/19/2022: FOR APPROVAL:
Are bioswales proposed? If not, please remove detail 10 on sheet C6.31.
Response: Bioswales are no longer apart of the design. They have been removed from details.
Comment Number: 35
04/19/2022: FOR APPROVAL:
For the pocket park rain gardens, the grading does not seem to represent what
is needed for the rain gardens and the required volume for each. The contours
show linear grading through these pocket parks where in reality a flat bottom is
required for the needed soil media section and grading needs to provide the
required volume at the depths specified. Most of the depths that are specified
are .5 ft, which would limit the area of the rain garden to less than the volume required.
Response: Raingarden grading has been updated to provide adequate volume for the LID feature.
Comment Number: 36
04/19/2022: FOR APPROVAL:
The LID in the right-of-way proposal that what presented as an option to the City
has been rejected at this time due to numerous concerns by several City departments.
Response: This has been removed from the plan set.
Comment Number: 37
04/19/2022: FOR APPROVAL:
A detention pond depth gage is required for all ponds deeper than 4 feet.
Please provide the City's standard detail on the plans and show the locations of these
on the grading plans and label.
Response: Pond depth gage has been added to the grading plans and detail added.
Comment Number: 38
04/19/2022: FOR APPROVAL:
Please add hatching to all the rain gardens and sand filter to show and
document the area of soil sand media.
Response: Hatching has been added to show the extents of soil sand media.
Comment Number: 39
04/20/2022: FOR APPROVAL:
Please provide drainage easements for the detention ponds being built in the
future development areas, but needed for the infrastructure in Phase 1.
Drainage easements are also needed for all onsite and offsite outfalls as well.
Response: Drainage easements have been added.
Comment Number: 40
04/20/2022: FOR APPROVAL:
It appears for the rain gardens in the pocket parks some trees may need to be
244 North College Ave, #130 I Fort Collins, CO 80524
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shifted to avoid being placed within the soil sand media. Please show the soil
media area on the landscape plans and adjust trees accordingly.
Response: Trees are moved out of sand soil media.
Comment Number: 41
04/20/2022: FOR APPROVAL:
More discussion is needed for the inadvertent detention located just north of Mulberry on these parcels.
A meeting may be best to discuss how to document no adverse impact with the development.
Response: Comment has been removed per discussion with City.
Comment Number: 42
04/20/2022: FOR APPROVAL:
There a couple locations along International Boulevard where inlets and a storm
sewer lateral are too close to proposed trees. Please provide 10 feet of separation.
Response: Proposed trees shall be relocated to avoid less than 10’ of separation.
Comment Number: 43
04/20/2022: FOR APPROVAL:
There a few locations along Greenfields Drive where inlets and storm sewer
laterals are too close to proposed trees. Please provide 10 feet of separation.
Response: These trees have been shifted to provide 10 FT separation.
Comment Number: 44
04/20/2022: FOR APPROVAL:
There is a location at Pond HH where the storm sewer is too close to proposed
trees. Please provide 10 feet of separation.
Response: Trees have been adjusted for utility clearances.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1
09/14/2021: INFORMATION:
City of Fort Collins Lights and Power currently does not have any facilities within the area of the project
and the project area is currently served by PVREA. Coordination and timing will be critical to be able to
serve this site. It appears that there are only two facilities powered by PVREA, the Water Colorado
buildings and the Front Range Veterinary Clinic.
Response: Understood. Thank you.
Comment Number: 2
09/14/2021: INFORMATION:
Light and Power has primary facilities extended to the west boundary of the
project area that will need to be extended from Barnstomer Dr., Coleman Dr.
and Sykes Dr. to serve phase I of the development.
Response: Understood. Thank you.
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Comment Number: 5
09/14/2021: INFORMATION:
Any proposed Light and Power electric facilities that are within the limits of the
project must be located within a utility easement or public right of way.
Response: Understood. Thank you.
Comment Number: 6
09/14/2021: INFORMATION:
Transformer locations will need to be coordinated with Light & Power and
needs to be shown on the Utility Plans. Transformers must be placed within 10
ft. of a drivable surface for installation and maintenance purposes. Transformers
must also have a front clearance of 10 ft. and side/rear clearance of 3 ft.
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 transformers locations on the Utility Plans.
Response: Transformers have been added based on coordination with light and power
Comment Number: 7
09/14/2021: INFORMATION:
During utility infrastructure design, please provide adequate space for all
service and main lines internal to the site to ensure proper utility installation and
to meet minimum utility spacing requirements. A minimum of 10 ft. separation
is required between water, sewer and stormwater facilities, and a minimum of 3
ft. separation is required between Natural Gas. Please show all electrical routing on the Utility Plans.
Response: Electrical routing now shown on plans.
Comment Number: 8
09/14/2021: INFORMATION:
Streetlights will need to be installed along all public roads/rights-of-ways. 40 feet
separation on both sides of the light is required between canopy trees and
streetlights. 15 feet separation on both sides of the light is required between
ornamental trees and streetlights. Please coordinate streetlight placement with Light & Power.
A link to the City of Fort Collins street lighting requirements can be found at:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
Response: Galloway has provided CAD files to light and power.
Comment Number: 9
09/14/2021: INFORMATION:
Electric services to multi-family buildings will be considered a customer owned
service; therefore, the applicant is responsible for installing the secondary
service from the transformer to the meters and will be owned and maintained by the owner.
Response: Understood. Thank you.
Comment Number: 10
09/14/2021: INFORMATION:
All single family attached electric service or single family detached electric
service requests above 200 amps are considered a customer owned service;
therefore, the applicant is responsible for installing the secondary service from
the transformer to the meters and will own and maintain those services.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: Noted, thank you.
Comment Number: 11
09/14/2021: INFORMATION:
PER LIGHT AND POWER’S ELECTRIC SERVICE STANDARDS:
8.1.10. The builder is required to install the electric meter socket(s) on the same
side as the electric service ‘stub’.
8.1.11. Builders are also encouraged to install the natural gas meter(s) on the
opposite side of the house from the electric service.
8.1.12. The electric service trench must be a minimum of 3 feet from the natural
gas service trench, and the electric and gas services shall not cross each other.
Response: Noted, thank you.
Comment Number: 12
09/14/2021: INFORMATION:
Per City Code, all residential units will need will need to be individually metered.
Please gang the electric meters on one side of the building, opposite of the gas
meters. Reference Section 8 of our Electric Service Standards for electric metering standards.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandandards
Response: Noted, thank you.
Comment Number: 13
09/14/2021: INFORMATION:
The City of Fort Collins now offers gig speed fiber internet, video and phone
service. Contact Brad Ward with Fort Collins Connexion at 970 224 6003 or
bward@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Response: Hartford had meeting to discuss connections.
Comment Number: 14
09/14/2021: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Response: Noted, thank you.
Comment Number: 15
09/14/2021: INFORMATION:
Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the following website for an
estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and
developers/plant investment/development fees
Response: Noted, thank you.
Comment Number: 16
09/15/2021: INFORMATION:
Light and Power will need to extend electric infrastructure along Greenfields Dr.
from Mulberry to the project area. It is essential that City Light and Power
electric infrastructure is installed during the construction of Greenfields Dr to be
able to meet the electric capacity needs of your project. If a different project is to
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build Greenfields Dr, please alert Light and Power to ensure electric
infrastructure is coordinated with a different project team.
Response: Greenfields to the south is being completed by the county. It is our understanding that the
City has seen the documents. If this is incorrect, please notify us.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 19
04/18/2022: INFORMATION ONLY:
GREAT JOB on the pollinator master plan. Nobody has done this before as far
as I know so this is truly a first of its kind. Some further revision and clarifications
would be helpful and is to be expected given that this is brand new. Please
contact me to set up additional conversation, or go through the DRC (Brandy).
Response: Thank you. We appreciate the feedback and the guidance provided as we prepared this
document. We look forward to building upon this as we further refine the designs at Bloom.
Comment Number: 20
04/18/2022: FOR APPROVAL:
Cost estimates for the NHBZ restoration, stabilization seeding, weed management, and monitoring are needed.
Response: We are continuing to work Environmental Planning to work on this and provide the
necessary information.
Comment Number: 21
04/18/2022: FOR APPROVAL:
Overall, thank you for the design work put into Ponds A, B, and C. Some
additional work on may be needed. An offline meeting might be most appropriate.
Response: Noted, thank you.
Comment Number: 22
04/19/2022: FOR APPROVAL:
Abbreviated versions of the restoration and weed management plans need to
be included on the landscape plan. This is a new best management practice to
increase the visibility of the plans as they often were 'lost in the shuffle' in the
transition from entitlement process to construction to maintenance phase. Don't
hesitate to reach out for additional clarification.
Response: The notes have been added, thank you.
Department: Parks
Contact: Aaron Wagner, , aawagner@fcgov.com
Topic: General
Comment Number: 1
04/19/2022: INFORMATION:
Thank you for working with the Parks Dept. for previous rounds of review. It has
been determined that the roundabout will be turned over to the Parks Dept. for
long term maintenance. Additional coordination is required for new medians
and streetscapes that will be turned over to the Parks Department for
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management. Please coordinate closely with the Parks Department for
irrigation tap locations, allotments, locations of infrastructure, and the turnover of
the irrigation in the future streetscape and/or medians.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 2
04/19/2022: FOR APPROVAL:
A separate tap will be required for the irrigation of median/streetscapes that will
be turned over to the Parks Dept.
Response: A separate water source is indicated on the irrigation plans.
Comment Number: 3
04/19/2022: FOR APPROVAL:
The project site includes roads designated to be arterial streets. Please
reference the City of Fort Collins Streetscape Standards and coordinate with
the Parks Department for the design and management of streetscapes and
other areas (including urban pedestrian areas) that will be turned over to Parks
for management. Parks has significantly reduced the plant density
requirements in streetscapes for maintenance and safety reasons. Please
reduce plant quantities by 40%, especially the perennials and grasses. Trees
need to be approved by Forestry, Parks will defer species and locations of trees to Forestry.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 4
04/19/2022: FOR APPROVAL:
The Parks Dept. will require DA language related to areas that will be turned
over to Parks for long term maintenance. Parks will begin to get that language
drafted for the applicant to review when the draft DA is sent out.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 5
04/19/2022: FOR APPROVAL:
The Parks Department will need to review any taps/new irrigation that will be
handed over to Parks for management. Irrigation plans will need to be reviewed
and comply with Parks irrigation standards;
https://www.fcgov.com/parks/files/fc-ipt-final-report-with-standards.pdf?161729 5249.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 6
04/19/2022: FOR APPROVAL:
Please reference our specifications for the design and construction of the
irrigation system that will be turned over to Parks. Parks will need to review
specifications to ensure they are in line with our standards. Link to Parks Dept.
specifications: https://www.fcgov.com/parks/files/fc-ipt-final-report-with-standards.pdf?161729 5249
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
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Comment Number: 7
04/19/2022: FOR APPROVAL:
Please provide a Streetscape project narrative per section 3.1.1. of the Fort Collins Streetscape Standards.
Please include the narrative on the plan set for future reference.
Response: Streetscape narrative has been added to sheet LP002.
Comment Number: 8
04/19/2022: FOR APPROVAL:
Please show Sight Distance Triangles on plans. Confirm plant and boulder
heights meet sight distance triangle requirements by adding sight distance
triangles to plans and reviewing planting plan. Include the following note on
applicable sheets: “SIGHT DISTANCE TRIANGLE: PLANTS AND BOULDERS
SHALL NOT BE TALLER THAN 12” ABOVE BACK OF CURB (BOC) WITHIN
SIGHT DISTANCE TRIANGLE.” Refer to Section 4.4 of the Fort Collins
Streetscape Standards and Figure 7.16 of the Larimer County Urban Area
Street Standards (Larimer County Urban Area Street Standards: LUCASS -
Figures, Fort Collins Street Scape Standards).
Response: Site triangles have been added to plans. Note above has been added as #14 under
GENERAL LANDSCAPE NOTES on sheet LP001.
Comment Number: 9
04/19/2022: FOR APPROVAL:
Boulders shall be located 24” from BOC in median and streetscape
applications. This is a Fort Collins Traffic Dept. Safety Standard.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 10
04/19/2022: FOR APPROVAL:
For areas to be turned over to Parks for maintenance, please specify boulders
to have a minimum height of 18” above finish grade.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 11
04/19/2022: FOR APPROVAL:
Please maintain an appropriate separation between boulders and irrigation infrastructure.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 12
04/19/2022: FOR APPROVAL:
Water allotments and water budgets need to be provided for each tap that is to be turned over to Parks.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
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Comment Number: 13
04/19/2022: FOR APPROVAL:
Water allotments and water budgets need to be provided for each tap that is to
be turned over to Parks.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 14
04/19/2022: FOR APPROVAL:
TAPS INFORMATION: Taps cannot be transferred to other entities even if the
entity is on the same property that the tap is tied to.
Response: Noted, thank you. Per follow up discussions and redlines from City staff, the roundabout
design has been modified to meet requirements needed for City of Fort Collins standards.
Comment Number: 15
04/19/2022: FOR APPROVAL:
Please include:
a.Peak Season Irrigation Schedule. Including zone number, irrigation type
(spray, rotor, drip, etc.), plant type (turf, shrubs, native seed, trees, etc.), applied
depth (in), flow (gpm), area (sf), precipitation rate (in/hr), run time (minutes), and
required pressure (psi). Drip flows must be provided.
b.Controller Data Input Chart. The columns labeled precipitation rate, slope
and microclimate may be left blank to be completed on the as-built drawings.
c.Pressure Calculation Worksheet. Show that the point-of-connection design
pressure, minus the possible system pressure losses (for the worst case zone),
is greater than or equal to the designed sprinkler operating pressure. Worst
case zone must be identified.
Response: This information has been provided on the irrigation plans.
Comment Number: 16
04/19/2022: FOR APPROVAL
Trees in tree lawns and medians shall be irrigated with tree rings and shall be on a separate zone(s), for drought
watering. Please use barb fittings instead of compression fittings.
Trees located within rock mulch areas shall have a 5 ft. Min. radius mulch ring,
with no plantings within the mulch ring for any trees within medians that Parks will take over.
Response: Noted. These items are reflected in the revised plans.
Comment Number: 17
04/19/2022: FOR APPROVAL:
Please include the Hydrozone of each plant (VL, L, M, H) in the plant list. This
shall correlate with an emitter schedule on the irrigation plans and facilitate in
calculating the water budget. Parks can send an example if necessary.
Response: This information has been added to the plant schedule for the roundabout.
Comment Number: 18
04/19/2022: FOR APPROVAL:
Please include mature plant height and width information on the plant table for reference.
Response: This information has been added to the plant schedule for the roundabout.
Comment Number: 19
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04/19/2022: FOR APPROVAL:
Mainline: Mainline shall be HDPE and shall be maximized in sized based on
available water, Parks prefers to have the largest mainline we can from the
water source. HDPE pipe for mainline pipes is preferred and required for
special circumstances (mature trees, distribution, street crossings, stream crossings, etc.)
Response: Noted, thank you.
Comment Number: 20
04/19/2022: FOR APPROVAL:
Irrigation piping and wiring that runs under pavement shall be placed in sleeves
adequately sized to allow easy maintenance of infrastructure. Sleeves shall be
subject to Parks approval, both location and size. All sleeves shall be geo
located and marked with an ‘X’ on the pavement for ease in field locating.
Response: Noted, thank you.
Comment Number: 21
04/19/2022: FOR APPROVAL:
Please show and add Isolation Gate valves when infrastructure is required to be
sleeved under pavement.
Response: This information has been added.
Comment Number: 22
04/19/2022: FOR APPROVAL:
Please ensure that Utility lines and light poles (to tie into electrical) are shown
on plans. Please use Parks electrical detail for electrical connections.
Response: This information has been added.
Comment Number: 23
04/19/2022: FOR APPROVAL:
Please use a direct wire connection to the Flow sensor, not a decoder. Flow sensor is normally ‘Open’.
Response: This information has been added.
Comment Number: 24
04/19/2022: FOR APPROVAL:
Please add Parks contact info on the cover page for convenience in contacting
and coordinating with the Parks Dept.
Response: This information has been added.
Comment Number: 25
04/19/2022: FOR APPROVAL:
INSPECTIONS: Parks has an inspection process for irrigation sleeving, irrigation installation,
and for the landscape plantings that needs to be implemented. Parks needs to review the sleeving
locations, two wire installation, overall irrigation installation, plants, layout, spacing, for QC and
approval, prior to planting. Please coordinate with the Parks dept. for each inspection.
Response: Noted, thank you.
Comment Number: 26
04/19/2022: FOR APPROVAL:
Please locate controllers, master valves, winterization assemblies, flow
sensors, weather sensors, and other major infrastructural elements in tree lawns
away from traffic for safety. Valves (standard drip valve, etc.) maybe located
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within medians/roundabouts; however, please ensure that these elements do
not pose safety hazards to technicians.
Response: This information has been added.
Comment Number: 27
04/19/2022: FOR APPROVAL:
Please specify Parks 2-wire, WeatherTrak Pro3 Controller as the irrigation
controller for this corridor. Weather TRAK can run up to 4 POC’s, sleeve
master valve sensor wiring to controller as necessary. Controller shall be
located in close proximity to electrical connections (i.e. light poles, etc.)
Response: This information has been added.
Comment Number: 28
04/19/2022: INFORMATION:
As-built drawing shall be provided as an AutoCAD file and pdf set to The Fort Collins Parks Dept.
Response: Noted, thank you.
Comment Number: 29
04/19/2022: FOR APPROVAL:
Master Valve shall be per Parks Standard, Rain Bird PEB/PESB; Size master
valve and flow sensor based on mainline size and necessary flow readings.
Update details as necessary.
Response: This information has been added.
Comment Number: 30
04/19/2022: FOR APPROVAL:
All winterization assemblies shall be shown on plans.
Response: This information has been added.
Comment Number: 31
04/19/2022: FOR APPROVAL:
Add Quick Coupling Valves, Rain Bird 5RC, minimum of one per median and/or
ability to reach 100’ in each direction
Response: This information has been added.
Comment Number: 32
04/19/2022: FOR APPROVAL:
Please show drip flush cap symbols on plans.
Response: This information has been added.
Comment Number: 33
04/19/2022: FOR APPROVAL:
Please show tree ring drip ring symbols on legends and on plans for reference.
Response: This information has been added.
Comment Number: 34
04/19/2022: FOR APPROVAL:
Please add GPM calculations for point source emitter drip zones.
Response: This information has been added.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 35
04/19/2022: FOR APPROVAL:
Grounding rods shall be located at the end of each run, be a min. 8’ from the
valve box, and be located within their own vale box. Please provide a detail for the ground rod.
Response: This information has been added.
Comment Number: 36
04/19/2022: FOR APPROVAL:
Please include the following note for two wire testing on the plans “Wires shall
be tested at every location where the wires cross roadways and at every ground
location (Including valve box ground and end of run ground).
Response: This information has been added.
Comment Number: 37
04/19/2022: FOR APPROVAL:
Please show grounding locations on the plans. There should be a grounding
rod at intervals of a minimum of every 5 decoders and a maximum of every 8 decoders.
Response: This information has been added.
Comment Number: 38
04/19/2022: FOR APPROVAL:
Native seed areas to be turned over to Parks shall have a permanent irrigation
system. Parks will need review seed mixes. Please clarify the intent of the seed
mixes as well. Will these be ‘no-mow’ or all native with tall grasses that won’t be
maintained much, etc.? Parks needs to have an idea of what kind of
maintenance and irrigation is going to be anticipated for these areas.
Response: This information has been added.
Comment Number: 39
04/20/2022: FOR APPROVAL:
Please label all art/objects/walls in the landscape that will be turned over to
Parks. Parks will need to review and approve the locations and details of all art/objects/walls.
Response: This information has been added.
Comment Number: 40
04/20/2022: FOR APPROVAL:
Slopes on detention areas and other native seeded areas to be turned over to
Parks shall be 4:1 max. and shall have varying slopes for a more natural
aesthetic and help with seed establishment.
Response: This information has been added.
Comment Number: 41
04/20/2022: FOR APPROVAL:
Please show and label areas that will be turned over to Parks. We need to have
a firm understanding of the square footage, landscape types, and irrigation
needs for budgeting purposes.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: This information has been noted on the plans.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 1
4/18/2022: FOR APPROVAL – UNRESOLVED:
Please update the size for Ponderosa Pine mitigation trees to 8-ft height.
Response: The size has been adjusted.
2/7/2022: FOR APPROVAL - UNRESOLVED:
Please update the mitigation sizes for the mitigation evergreen trees to 8-ft height.
12/6/2021: FOR HEARING – UNRESOLVED:
Thank you for adding the existing tree inventory information to the landscape
plans. Please label mitigation trees in the plant list and update calipers as necessary.
09/29/2021: FOR HEARING:
Thank you for completing the tree inventory. In the next round, please provide a
site survey that shows the exact locations of existing trees. The tree inventory
table should clearly indicate whether each tree is to be removed, preserved and/or transplanted.
Please show how tree removal will be mitigated on the landscape plan.
Comment Number: 6.1
4/18/22: FOR APPROVAL – UPDATED:
Please review and provide redline/comment responses to Forestry’s redlines
for round 4. There are several tree/utility conflicts, spacing issues between trees
and stop signs, as well as street lights.
There is also room for additional ROW trees in certain areas.
Reminder: trees must be 50-ft from stop signs, canopy shade trees 40-ft from
street lights, ornamental trees 15-ft from street lights. Trees must also be 10-ft
from storm drains and main lines.
Response: Redlines have been addressed and individual response to comments included.
2/7/2022: FOR APPROVAL:
Please review and respond to Forestry redlines. These include tree-utility
conflicts, tree spacing comments, and areas highlighted for additional trees. I
mistakenly omitted the redlines from last round (round 2) so the applicant did
not have a chance to review them. Please note the redlines submitted for review
this round are the round 2 landscape plans, as not much has changed between
the two rounds. Please have corrections made for FDP submittal. Thank you
and apologies for not getting these to you last round.
Response: Noted. See attached plan sheets with responses in BLUE
Department: Park Planning
Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com
Topic: General
Comment Number: 1
12/07/2021: INFORMATION:
The Park Planning & Development Department is available to discuss these
244 North College Ave, #130 I Fort Collins, CO 80524
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comments in more detail. Please contact Kyle Lambrecht, PE at 970 416
4340, klambrecht@fcgov.com.
Response: Thank you. We appreciate the availability.
Comment Number: 22
04/19/2022: FOR APPROVAL:
As is outlined in the PUD Master Plan document, internal trails are to be at a
minimum of 6' wide. Currently, the internal trails shown measure as 5' wide.
Response: This has been revised.
Comment Number: 23
04/19/2022: INFORMATION:
Thank you for showing the spur trail corridor along Greenfields Drive and
International Boulevard as 10' wide.
Response: You’re welcome.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 12
04/22/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Line over text issues corrected.
Comment Number: 13
04/22/2022: FOR FINAL APPROVAL:
All Benchmark Statements must match on all sheets.
Response: Benchmark statements checked for consistency across sheets.
Comment Number: 14
04/22/2022: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response: Mask added to text.
Comment Number: 15
04/22/2022: FOR FINAL APPROVAL:
There are matchline issues. See redlines.
Response: Match lines checked and corrected where needed.
Comment Number: 16
04/22/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: Line over text issues corrected.
Comment Number: 17
04/22/2022: FOR FINAL APPROVAL:
Please adjust text size, so that text will fit in symbols. See redlines.
Response: Revised.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Topic: Landscape Plans
Comment Number: 9
04/22/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Line over text issues corrected.
Comment Number: 10
04/22/2022: FOR FINAL APPROVAL:
There are matchline issues. See redlines.
Response: Issues corrected.
Comment Number: 11
04/22/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: Issues corrected.
Topic: Plat
Comment Number: 1
04/22/2022: FOR APPROVAL - UPDATED:
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: The plat has been updated.
02/08/2022: FOR APPROVAL - UPDATED:
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: The plat has been updated.
12/07/2021: FOR HEARING-UPDATED:
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: The plat has been updated.
09/14/2021: 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
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
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: The plat has been updated.
Topic: Site Plan
Comment Number: 5
04/22/2022: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See redlines.
Response: This has been addressed, thank you.
Comment Number: 6
04/22/2022: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index are not included in the plan set. See
redlines.
Response: This has been addressed, thank you.
Comment Number: 7
04/22/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: These issues have been addressed.
Comment Number: 8
04/22/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: These issues have been addressed.
Department: Building Services
Contact: Katy Hand, khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 9
12/06/2021: FOR BUILDING PERMIT:
Each detached structure requires a separate permit, this includes carports, bike
shelters, trellises, pergolas and garage buildings, and shade structures, and
covered mail kiosks.
Response: Understood. Thank you.
Comment Number: 10
12/06/2021: FOR BUILDING PERMIT:
A Fort Collins licensed general contractor and licensed subcontractors are
required to build new homes .
Response: Understood. Thank you.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Department: Outside Agencies
Contact: Megan Harrity, Larimer County Office of the Assessor, (970) 498-7065,
mharrity@larimer.org, ,
Topic: General
Comment Number: 1
02/10/2022:
The title of the plat is BLOOM FILING ONE.
But the plat dedication is to be known as BLOOM SUB.
It would be better if those two were the same. Bloom Sub Filing One.
Response: The Plat reads “Bloom Filing One”, The CD’s Read “Bloom Filing One”.
Contact: Randy Siddens, East Larimer County Water District, (970) 493-2044, randys@elcowater.org
Topic: General
Comment Number: 2
04/22/2022: INFORMATION:
ELCO has no comments on the overall plan. We are reviewing the water line
specific plans
Response: Noted, ELCO is reviewing the water plans specifically; any comments provided will be
addressed.