HomeMy WebLinkAboutBLOOM FILING ONE - PDP210014 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #165 I Fort Collins, CO 80524
www.norris-design.com
August 17, 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 7
Dear Ms. Bethurem Harras
Thank you for your Bloom – Filing One review comments which we received on August 5, 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, #165 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, #165 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.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General
Comment Number: 24
08/01/2022: FOR APPROVAL:
In addition to the full-sized plans, for the staff report please provide reduced file sizes (11 x 17), with removal of
background layers not needed for the planning set and utility sets.
With the BDR decision, depending on timing for the MA and ROW vacation, BDR ELCO Water Line, and Bloom
Filing Two, staff may consider adding conditions of approval.
As requested, please provide a color plan of Filing 1 that shows limits of development, District overlay on overall
site plan for the decision maker.
Response: Plans are provided in the requested size.
244 North College Ave, #165 I Fort Collins, CO 80524
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Comment Number: 25
08/01/2022: INFORMATION ONLY.:
Kai Kleer will be the new staff project planner for future review of all Filings starting mid-August.
Response: Noted, thank you.
Comment Number: 26
08/01/2022: FOR APPROVAL:
Please provide a summary of capacity of existing ELCO water line to site and with approved line to serve Bloom
Filing 1.
Response: Offsite water is being designed per separate document as required by ELCO to service
Bloom Filing 1 prior to issuance of first building permit.
Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com Topic: General
Comment Number: 43
08/02/2022: FOR APPROVAL - UPDATED:
I think I figured this out. Tract DD is marked in the plat as a blanket easement for an AE, UE and another AE.
The table on sheet two of the plat calls it out as also being a drainage easement. Tract HH is marked on the
table as future development and labeled on sheet 13 as an AE, UE, and AE. I'm guessing that the second AE on
those tracts are supposed to be DE's. Make sure the plat is consistent on all tracts.
06/15/2022: FOR APPROVAL - UNRESOLVED:
Tracts DD and HH were not addressed in comment response or submittals. Tracts DD and HH seem to be a part
of current development. Additionally, not all ponds have drainage easements - Ponds D and E being among
them.
(Sophie Buckingham) 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: Tract designations have been confirmed/updated see updated plat.
Comment Number: 54
06/15/2022: FOR APPROVAL - UPDATED:
We will leave this comment active until a haul route is determined.
(Dave Betley) 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
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development. The applicant will need to have permission from the Railroad at the railroad crossing if the haul
route.
Response: Noted, comment will remain active until haul route determined.
Comment Number: 61
08/02/2022: FOR APPROVAL – UPDATED:
Additional red lines need resolving. There are several labels that omitted, pointing to nothing, or not adjusted to
shifts in utilities.
06/15/2022 FOR APPROVAL:
Please correct all redlines and apply them throughout the plan set when relevant. For example, in the utility
plans on sheet C3.1, the applicant was asked to correct overlapping labeling for contours during the previous
round of review. This was corrected. However, on the very next page, there is a string of overlapping contour
labels.
Response: Redlines addressed per pdf comments provided by the city. Leader labels have been
adjusted accordingly.
Comment Number: 63
08/02/2022: FOR APPROVAL - UNRESOLVED:
Whatever was done in between submittals obscured street curvature data and brought k-values out of
compliance. Per LCUASS Table 7.3, local connector crests have to have a minimum k-value of 19. It is fine to
have the profile start at station 89+50. The station just needs to be called out in the plan so there is context, and
the profile needs to show where the grade transitions from existing to proposed. Based on what is labeled in the
profile, there is proposed grading at station 89+50. The plan view illustrates that proposed grading starts at
89+80. We need to see a consistent and accurate picture of what is happening. See redlines.
06/16/2022: FOR APPROVAL:
On sheet C9.0, the plan view of Conquest St ties in to existing road at Sta. 89+80, while the profile view has the
proposed road starting at 89+50. Please clarify where the tie-in is actually going to occur. See redlines.
Response: Updated per discussion on Aug 9th.
Comment Number: 64
08/02/2022: FOR APPROVAL - UNRESOLVED:
Pond G overlaps with a utility easement.
06/17/2022: FOR APPROVAL:
Has it been discussed why Pond E extends into the utility easement? Why are there two different borders for it?
Where's the drainage easement? This comment is applicable to potentially all ponds.
Response: Pond G overlaps a line that was unbaled and appeared to be an easement. This line is
actually a natural habit set back line and has been labeled as such to clarify.
244 North College Ave, #165 I Fort Collins, CO 80524
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Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General
Comment Number: 65
08/02/2022: INFORMATION - REVISED:
Thank you for submitting revised variance requests. Three variance requests have been approved by the City
Engineer for Bloom Filing One: Greenfields centerline radius, Delozier split roadway, and 11-foot utility
easements with 4-foot access easements along Greenfields and International where the sidewalk is widened to
10 feet. As discussed during the Round 6 project review meeting, the applicant team will resubmit the fourth
variance request for 5-foot utility easements where there is no gas service.
Response: Noted, variance requests lister have been approved. 5 foot utility variance has been edited and resubmitted.
Comment Number: 66
08/02/2022: FOR APPROVAL - REVISED:
Please resubmit the variance request for 5-foot utility easements, to include the east side of Aria Way from
Conquest Street to International Boulevard. I can route the updated variance request to utility providers as soon
as you resubmit it. Feel free to email it to me prior to submitting the next round of review.
Response: Updated 5 foot utility variance request has been submitted.
Comment Number: 67
08/02/2022: FOR APPROVAL:
There are several instances of pedestrian ramps being proposed without a receiving ramp on the opposite side
of the street. Please add receiving ramps or remove unnecessary ramps, as appropriate. See my redlines.
Response: Ramps have been added or removed where called out by provided redlines.
Comment Number: 68
08/02/2022: FOR APPROVAL - REVISED:
Wherever rollover curb and gutter is used, the parkway must be widened by one foot, per LCUASS Figure 7-9F.
If rollover curb and gutter is used on both sides, a ROW of 57 feet would be increased to 59 feet. If used only on
one side, a ROW of 57 feet would be increased to 58 feet. If you do not have room to widen the ROW, please
use vertical curb and gutter. If you have any concerns, please reach out and we can find the solution that works
best for your project.
Response: Vertical curb and gutter will be used throughout the site. R.O.W. will remain 57 feet.
Comment Number: 69
08/02/2022: FOR APPROVAL:
Per Sheet 6 of the PUD Master Plan, the pedestrian spine walkway along the east side of Aria Way must be a
minimum of 6 feet wide. Please widen all sections that are less than 6 feet. In my redlines, I have identified many
locations where the walkway is less than the 6 foot minimum, but please note that there may be additional
sections that need to be widened. You will need to check that the entire walkway is at least 6 feet wide.
Response: Walkway revised to meet the 6 foot standard.
244 North College Ave, #165 I Fort Collins, CO 80524
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Comment Number: 70
08/02/2022: FOR APPROVAL:
It is not clear if Greenfields Drive south of Vine is aligned with the existing section of Greenfields Drive north of
Vine. Please provide an exhibit to show that Greenfields is aligned properly across Vine. Per LCUASS 8.2.2, the
maximum centerline offset across an intersection is 2 feet.
Response: Greenfields north of Vine Drive has been added to existing mapping to demonstrate
alignment.
Comment Number: 71
08/02/2022: FOR APPROVAL:
The proposed sidewalk along the west leg of the Frontage Road appears to be outside of the existing
right-of-way. Please dedicate either right-of-way or access easement for the sidewalk on both sides of the street.
Response: 10 foot access easements have been added in this location.
Comment Number: 72
08/02/2022: FOR APPROVAL:
Please dedicate the standard 15 foot utility easement on both sides of Greenfields Drive north of the railroad.
Response: Added per request.
Comment Number: 73
08/02/2022: FOR APPROVAL:
Please specify the size of each irrigation line. I see a couple of locations where an 18 inch irrigation line crosses
the right-of-way and will require encroachment permits. I can't tell the sizes of the smaller pipes, and this will
determine whether the smaller pipes require encroachment permits.
Response: Pipe sizing indicated on the plan is preliminary. Final pipe sizing will be determined in the
final design process.
Comment Number: 74
08/02/2022: FOR APPROVAL - REVISED:
The Delozier parkway along Tract EE appears to be 7.5 feet wide. The LCUASS minimum is 8.5 feet, and this
parkway was depicted as 8.5 feet on previous submittals. Please bring the width back up to 8.5 feet. After you
have made this change, please provide the updated linework to the Bloom Filing Three team, since they will
need to update the plans they submitted this week.
Response: Parkway updated to 8.5 feet.
Comment Number: 75
08/02/2022: INFORMATION:
This comment is just to note that there are several items that need to be finalized before Bloom Filing One can
be approved. This includes the Development Agreement and the Coleman Street Right-of-Way Vacation. The
ROW Vacation is scheduled for first reading at City Council on September 6 and second reading on September
20. Additionally, the Peakview plans need to be approved by Larimer County and the Greenfields ROW annexed
into the City before Bloom's DCP can be issued. Finally, the offsite ELCO water line will need to be installed
244 North College Ave, #165 I Fort Collins, CO 80524
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before building permits can be issued.
Response: Noted, thank you.
Comment Number: 76
08/02/2022: DEVELOPMENT AGREEMENT - REVISED:
The Development Agreement was sent to the applicant team on July 22, 2022. Please reach out with any
questions and comments on the draft. Based on conversation with the applicant team, the form of security
collected for some of the Engineering improvements can be addressed in the DA. There may be a couple of
other items added to the DA based on this round of review, such as the offsite ELCO water line being a
requirement for building permits.
Response: Noted, thank you.
Comment Number: 77
08/02/2022: DEVELOPMENT CONSTRUCTION PERMIT:
Please reach out to Brandy or myself with any questions about the DCP, and let us know when you are ready to
schedule your DCP meeting.
Response: Noted, thank you.
Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General
Comment Number: 17
04/19/2022: FOR INFORMATION:
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, additional warning signs will be determined for the Greenfields curves at the railroad
crossing.
Comment Number: 23
08/01/2022: FOR APPROVAL - UPDATED:
Further redlines have been provided that were not addressed in previous round. Questions Contact Steve
Gilchrist 970-224-6175 sgilchrist@fcgov.com.
Response: Redlines addressed per pdf provided. Updated also per conversation on Aug 15th.
06/21/2022: FOR APPROVAL:
Signing and Striping plans. Redlines have been provided for the signing and striping plans provided. Please
incorporate these into the plans. Questions, please contact Steve Gilchrist.
Response: Redlines addressed per pdf provided.
244 North College Ave, #165 I Fort Collins, CO 80524
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Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control
Comment Number: 47
08/01/2022: FOR APPROVAL - UPDATED:
Final Stabilization section in the Erosion Control Report is still not completed to meet City Criteria please see
repeated comment in the returned redlines. Plans and Escrow are acceptable.
06/17/2022: FOR APPROVAL:
The plan provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.3). The
erosion control plan is acceptable minus needing to be signed. 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. 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. Minor Items were identified from the report and
still require signed plans at final acceptance. Please complete the Final Stabilization Section as that seemed to
be not included and please break the escrows down into the phases as shown on the Plans. These will resolve
erosion control concerns."
Response: Updated per redlines provided. Seeding table and continuation of stabilization have been
added into the report as requested.
Comment Number: 48
06/17/2022: FEES:
Based upon the updated materials and information provided since the last review comments, we
have recalculated an Erosion Control Inspection fee of $41568.10 and a Stormwater LID/WQ Inspections fee of
$5660.00. A copy of the calculation spreadsheet will be provided. The fee will need to be provided at the time of
erosion control escrow.
Response: Noted, thank you.
Comment Number: 69
08/02/2022: FOR APPROVAL:
After further discussion with Scott Benton, we feel like erosion control escrow calculation for the NHBZ might be
considered double dipping on requirements. We would ask that the NHBZ section be split into a phase 6 escrow
calculation and to include the cooper slough outfall and that the erosion control calculation and NHBZ calculation
be ran on that area and the higher of both be used as security. This would then be released upon stabilization of
the area in question upon confirmation by both erosion control and environmental planning that it meets the
definition of stabilization.
Response: Natural habitat buffer zone area contains a different seeding value and has replaced seeding
values previously in this area per discussion with Scott Benton, escrow calculation updated.
244 North College Ave, #165 I Fort Collins, CO 80524
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Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General
Comment Number: 39
08/02/2022: FOR APPROVAL-UNRESOLVED:
Documentation for offsite drainage easements on the Peakview property are still needed.
06/22/2022: FOR APPROVAL-UPDATED:
Documentation for offsite drainage easements on the Peakview property are still needed.
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: Documents recorded with Larimer county reception number: 20220024302, recorded
easement package for coordination
Comment Number: 51
08/02/2022: FOR APPROVAL - UPDATED:
Actually, Storm D needs to be private from the outlet structure to the public inlet.
06/22/2022: FOR APPROVAL:
Storm D can be public from the inlet to the flared-end section as well.
Response: Storm D has been made private from the outlet structure to the public inlet.
Comment Number: 61
08/02/2022: FOR APPROVAL - UPDATED:
Please label.
06/22/2022: FOR APPROVAL:
Storm K needs to be private at the upstream most stub to MH K5.
Response: Storm K has been made private from the upstream most stub to MH K5.
Comment Number: 64
08/02/2022: FOR APPROVAL - UPDATED:
Storm M can be public for the stretch outside the ROW.
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06/22/2022: FOR APPROVAL:
Storm M needs to be private from the outlet structure to inlet M4. This section also needs to be outside of the
ROW and any utility easements.
Response: Storm M has been made public for the stretch outside of the R.O.W.
Comment Number: 67
08/02/2022: FOR DEVELOPMENT AGREEMENT - REMINDER:
06/23/2022: FOR DEVELOPMENT AGREEMENT:
Information is needed to input the Developer Repay into the Development Agreement. To be eligible for
reimbursement, prior to final approval of the Development Agreement the Developer must submit to the
Stormwater Utility a report detailing the proposed basin improvements and obtain the City's approval of the
report. The report must identify all elements of the project eligible for reimbursement and include a detailed
project description, a project bid form with estimated quantities, unit prices, engineering design and construction
management costs. Please call to discuss the specifics here, but this is basically to get an estimate of costs for
reimbursement to document in the DA.
Response: Noted, thank you.
Comment Number: 68
08/02/2022: FOR APPROVAL:
Storm O needs to be private from the private outlet structure to the public inlet.
Response: Storm O has been made private from the outlet structure to the inlet.
Department: Light and Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
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: Noted, 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.
Response: Noted, thank you.
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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: 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/buildersanddevelopers/plantinvestment/developmentfees
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 build
Greenfields Dr, please alert Light and Power to ensure electric infrastructure is coordinated with a different
project team.
Response: Noted, thank you.
Comment Number: 21
08/03/2022: FOR APPROVAL - UNRESOLVED:
There are still a few electric/sewer/water conflicts. See clouded markups.
06/21/2022: FOR APPROVAL:
There are a few conflicts with the proposed electrical service lines and sewer service lines on the lots along
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Crusader St, Comet St. Please make sure there is a minimum of 3ft separation between electric and other utility
lines. Typically electric services are on the opposite property line of the gas services with water and sewer
services more internal to the lots. At a minimum, Light and Power will need 3ft separation from all other utility
service lines. Wet utilities usually require more clearance than 3ft.
Response: Redlines have been addressed per PDF and CAD provided and conflicts have been resolved.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General
Comment Number: 20
08/01/2022: FOR APPROVAL - UNRESOLVED:
06/21/2022: FOR APPROVAL:
Cost estimates for the NHBZ restoration, stabilization seeding, weed management, and monitoring are needed.
Response: Noted, thank you. This information will be provided.
Comment Number: 24
08/01/2022: FOR APPROVAL - UPDATED:
Bullet points of the most critical maintenance aspects of the pollinator resources should be included on the
Pollinator Master Plan (i.e., leaving extra time in the spring for pollinators to emerge, leave bunches of cut stems
in the pollinator resource areas, leave some stems at least 8" high, etc.). Some additional fine-tuning of the
pollinator plan is needed and can be handled with an offline meeting. Specifically, I would like to discuss
documentation of an adequate maintenance requirements so that the full benefits of the pollinator resources can
be realized.
Response: Additional information on pollinator maintenance has been added to the plans.
Comment Number: 27
08/01/2022: FOR APPROVAL:
A final security cost estimate is needed for final approval.
Response: Noted, thank you.
Department: Forestry
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 management. Please
coordinate closely with the Parks Department for irrigation tap locations, allotments, locations of infrastructure,
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and the turnover of the irrigation in the future streetscape and/or medians.
Response: Noted, thank you. We will continue to coordinate with Parks as this project moves toward
construction.
Comment Number: 4
08/03/2022: FOR APPROVAL - UNRESOLVED:
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. This information will be included in the DA.
Comment Number: 7
08/03/2022: FOR APPROVAL - UNRESOLVED:
06/21/2022: FOR APPROVAL - UPDATED:
Per section 3.1.1. of the Fort Collins Streetscape Standards the narrative shall include the below and other
examples included in the section.
a. The design intent (overall and for specific areas i.e. native seed), assumptions, and maintenance and
renovations that will be needed over time to realize the design intent.
b. Note all aspects of the project from initial grading and soil preparation, to irrigation systems, to planting and
establishment procedures, to management and maintenance.
c. Note outstanding issues that need to be monitored over time (i.e. native seed areas).
Response: This information has been added to the plans.
08/03/2022: FOR APPROVAL - UNRESOLVED:
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: This information has been added to the plans.
Comment Number: 12
08/03/2022: FOR APPROVAL - UNRESOLVED:
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: The water budget for the filing 1 Connections is provided on sheet IR-1.0
Comment Number: 15
08/03/2022: FOR APPROVAL - UNRESOLVED:
244 North College Ave, #165 I Fort Collins, CO 80524
www.norris-design.com
04/19/2022: FOR APPROVAL:
Please include:
a. Peak Season Irrigation Schedule.
a. 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.
Response: These items will be provided on the Construction Document Level
Plans.
b. Controller Data Input Chart.
a. The columns labeled precipitation rate, slope and microclimate may be left
blank to be completed on the as-built drawings.
Response: These items will be provided on the Construction Document Level
Plans.
c. Pressure Calculation Worksheet.
a. 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: These items will be provided on the Construction Document Level
Plans.
Comment Number: 24
08/03/2022: FOR APPROVAL - UNRESOLVED:
06/24/2022: FOR APPROVAL - UPDATED:
Thank you for adding Parks contacts to the cover page. Please replace Mike Calhoon with Jill Wuertz
jwuertz@fcgov.com, 970-219-1573 mobile
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 to the separate construction documents set for the
roundabout and medians.
Comment Number: 25
08/03/2022: FOR APPROVAL - UNRESOLVED:
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
244 North College Ave, #165 I Fort Collins, CO 80524
www.norris-design.com
coordinate with the Parks dept. for each inspection.
Response: Noted. Inspections will be coordinated with parks Department as required.
Comment Number: 41
08/03/2022: FOR APPROVAL - UNRESOLVED:
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.
Response: Complete sheets are noted where entire page includes City maintained landscape. Labels
have been added on the smaller scale plans to clarify City maintained areas.
Comment Number: 44
08/03/2022: FOR INFORMATION:
Plant density can be increased slightly to help hide mortality and maintenance issues. Thank you for working
with us on this topic Parks really appreciates it.
Response: Density has been increased where feasible within the roundabout and medians.
Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat
Comment Number: 1
08/02/2022: FOR FINAL 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: All responses have been made in this letter and on the provided comment PDF’s.
Department: Outside Agencies Contact: Monique Perez, City of Greeley, 970/350.9810, Monique.Perez@greeleygov.com Topic: General
Comment Number: 1
06/23/2022: FOR APPROVAL:
Please see the initial comments for Bloom Filing 1 attached. COG signature block, general notes and easement
documents also attached. As we discussed, the comments in grey are discussion points I will have with our
engineer when he returns next week. That review is scheduled for mid-next week and once completed, the
updated comments will be sent your way.
Response: Noted, awaiting return comments from Greeley review.