HomeMy WebLinkAboutBLOOM FILING TWO - PDP220002 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
July 27, 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 June 24, 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; thank you. This letter provides detailed responses to each comment as
requested.
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: Comment noted; thank you. We believe we have named all files in the manner requested by
the City.
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/sfdcarticles/sfdcarticles/Drawing-text-app
ears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: Comment noted; thank you. All plans have been optimized per City standards.
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.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Response: Understood. 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: Understood; 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: Understood. We believe we have address all “For Hearing:” comments and are prepared to proceed to hearing.
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: Comment noted; thank you.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 11
06/20/2022: FOR HEARING:
Site Plan Cover
Carry over comment please add to site plan cover sheet index: Sheets 20 33, Architectural Building Elevations,
sheets 34 36, Building Sketches, and sheets 37 40, Lighting plans. I can see a quick PDF review.
Response: Sheets have been added to cover sheet index.
Comment Number: 12
06/20/2022: INFORMATION ONLY:
I am ready for hearing is all other staff are too. As stated previously, the Bloom Filing 1 BDR decision will need to
be complete prior to Filing 2 applying for FDP. Response: Thank you. We believe this submittal has addressed all other Staff "For Hearing" comments
and we are prepared to move forward with hearing as well.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
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: 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.
Comment Number: 35
06/20/2022: FOR FINAL PLAN:
The plans seem to have no openings at the end of the internal drives. It is understood that this is not a design
level submittal. Please incorporate curb cuts and details at the time of final development plans to show how the
drainage will be addressed.
Response: Curb cuts and details will be included and labeled in the Final Development Plans.
Comment Number: 36
06/20/2022: FOR FINAL PLAN:
It cannot be confirmed at this time. It appears that some of the curb returns may not meet the radius
requirements required within the LUCASS Standards. The radius information will need to be provided within the
final development plans.
Response: Radius information will be provided with the Final Development Plans.
Comment Number: 37
06/20/2022: INFORMATION:
Please make sure that all utilities are installed with Bloom Phase 1 that supports the development. There are
fees for street cuts after they are accepted for warranty. It appears that the engineer has considered this issue.
Response: Comment noted. Thank you.
Comment Number: 38
06/20/2022: FOR FINAL PLAN:
The planset has the trenching detail for the sewer utility but does not seem to have the LCUASS detail for utility
trenching. The sewer detail encompasses the compaction zone around the pipe but does not address the
compaction zone above the pipe. The planset should include both the sewer providers detail and the LCUASS
trenching detail to cover the complete installation of the utility within the right of way.
Response: Understood. This information will be included with the Final Plan set.
Comment Number: 39
06/20/2022: FOR FINAL PLAN:
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
The plans are proposing improvements built over the Anheuser Busch pipeline. Since the pipeline is being
impacted the plat and/or utility plans may need their signature block. Staff will discuss this and have an answer
for the applicant. 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.
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: Understood. These items will be provided with the Final Plan set.
Comment Number: 15
06/08/2022: FOR HEARING - UNRESOLVED:
The utility easement in the plat is still showing as 15 feet and overlapping with the 4 foot access
easement along Greenfields and International. I believe an 11 foot utility easement was agreed to? This has not
been updated in the site plan either.
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: The utility easement dimensions on the plat and on the site plan have been revised to show a separate 11 foot utility easement and 4 foot access easement. The 15 foot dimension has been removed.
A variance request for the 11 foot utility and 4 foot access easements was submitted and approved with the Bloom Filing 1 submittal.
Comment Number: 34
06/14/2022: FOR HEARING:
Some good news - for your driveway distance request, it seems you are using the wrong measurement from
LCUASS Table 7.3. I'm assuming Aria Way is a local residential street in this, which makes the minimum
distance 150 feet rather than 175 feet. Also the driveway distance is measured from center to center (see
LCUASS Figure 9.1). The distance I am getting is roughly 128 feet. Please update the variance request with
correct dimensions.
Response: During the Bloom Filing 1 and 2 comment review with the City that took place on June 22, 2022, it was agreed that Aria Way changes to a collector, so the dimensions noted in the original
variance request were correct. As a result, it was agreed that this comment can be disregarded. For your reference, this variance request has been provided again with this submittal.
Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
06/21/2022: INFORMATION:
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
There are still a few street trees shown along the Greenfields and detention pond tract frontage. These are part
of the Bloom Filing One plans I believe. Please ensure that the Bloom One plans are revised per this comment
and revise these plans to reflect the change as well.
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. This should be reflected on the Filing 1 plans as well.
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: As part of the Bloom Filing 1 coordination, our team met with yourself and Nicole with traffic
to address this comment and arrived at the conclusion that the current ROW and easement is sufficient to provide for a future turn lane. With the most recent Bloom Filing 1 submittal made on July 13, our
team addressed this comment again by responding that the trees have been removed. Therefore, I believe this comment has been addressed with the most recent Bloom Filing 1 submittal.
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.
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.
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).
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).
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 Set.
Comment Number: 2
05/09/2022: FEES:
Will update fees estimate at final submittal.
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: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Topic: General
Comment Number: 1
03/08/2022: INFORMATION:
Light and Power has primary facilities extended to the western boundary of the project area that
will need to be extended from Barnstormer Dr., Coleman 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: Transformer locations will be provided with the Final Plan set.
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. This information will be provided with Final Plat set. 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 set.
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.
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.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 12
06/23/2022: FOR FINAL PLAN:
Please incorporate the primary electric routing provided for Bloom One to the Bloom Two utility plans. Please
show transformer locations on the next submittal.
Response: Understood. This information will be provided with the Final Plan set.
Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 2
06/16/2022: FOR FINAL PLAN:
Please replace the title of the native seed mix notes to 'CITY OF FORT COLLINS NATIVE SEED MIX NOTES'.
Response: This text has been updated.
Comment Number: 4
06/16/2022: FOR HEARING:
Thank you for including Filing 1's Pollinator Plan. However, Filing 2 still needs to demonstrate compliance with
the Pollinator Plan.
- The primary pollinator corridor runs north-south along Aria Way but no pollinator resources are depicted.
- A primary pollinator node is depicted at the Aria Way-International Blvd intersection but is not depicted on
Filing 2.
- The secondary pollinator corridor runs east-west along International Blvd but no pollinator resources are
depicted.
- A secondary pollinator node is depicted at the International Blvd-Greenfields Dr intersection but no pollinator
resources are depicted.
Response: A detailed pollinator plan will be provided with the Final Plan consistent with the Bloom Filing One BDR. General pollinator planting areas have been added in the areas noted.
Comment Number: 5
06/16/2022: FOR FINAL PLAN:
Please provide the details of the required pollinator resources in accordance with the Pollinator Plan guidelines.
Alterations may be necessary as the Plan is fine tuned in Filing 1.
Response: Final planting design will be provided at Final Plan consistent with what has been provided at Bloom Filing One BDR. Detailed pollinator plantings and design will be provided with FDP.
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: Noted, thank you. Irrigation plans will be provided with Final Plan.
244 North College Ave, #150 I Fort Collins, CO 80524
www.norris-design.com
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: Noted, thank you. Irrigation plans will be provided with Final Plan.
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.
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: Dimensions have been added to the Site Plan showing the distance from the flow line to the
furthest elements of Building #2 are less than 30 feet. Parking is not included in the measurement. “NO
PARKING – FIRE LANE” signage will be shown on the Final Plan set.
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: This information will be provided with the Final Plan set.
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: “NO PARKING – FIRE LANE” sign locations will be added to the Final Plan set.
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
244 North College Ave, #150 I Fort Collins, CO 80524
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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: Thank you for the information. We will make sure building addressing follows all applicable standards.
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: Understood. Thank you.
Comment Number: 8
06/16/2022: FOR FINAL PLAN:
Please remove Emergency Access Gate on the private drive behind building 8.
Response: This gate will be removed from the Final Plan set.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General
Comment Number: 3
06/21/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP. Response: Understood, thank you.
Topic: Plat
Comment Number: 1
06/21/2022: 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: Redlines to the Plat have been addressed.
244 North College Ave, #150 I Fort Collins, CO 80524
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Department: Outside Agencies Contact: Brian Zick, Boxelder Sanitation District, 970.498.0604, brianz@boxeldersanitation.org
Topic: General
Comment Number: 1
06/21/2022: UPDATED:
05/13/2022: FOR FINAL PLAN:
See attached.
Response: The comments from the attached letter will be addressed with the Final Plan set.
Contact: Kapperman, Don <Don_Kapperman@comcast.com>, Topic: General
Comment Number: 1
06/07/2022: INFORMATION - UPDATED:
Comcast would like to go joint trench with Ft Collins Light & power.
02/10/2022: INFORMATION:
Comcast has no issues at this time.
Response: Understood. Thank you.