HomeMy WebLinkAboutBLOOM FILING TWO - FDP230002 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
January 18, 2023
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 August 12, 2022. Our development
team has reviewed all the comments and have addressed them in the following pages. Please note that this letter is
being submitted as part of the Filing Two FDP Round 1 submittal, and the responses are in regards the PDP Round 5
submittal.
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
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. 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
08/12/2022: FOR HEARING - UNRESOLVED:
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: All the architecture sheets and the photometric plans are shown on the second column of the
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 going to hearing.
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
Response: Understood. Thank you.
Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General
Comment Number: 41
08/08/2022: INFORMATION
Please note that TCEF reimbursements will be determined with Filing 1, based on the assumption that Filing 1
will be completing all infrastructure improvements.
Response: Understood. Thank you.
Comment Number: 42
08/08/2022: INFORMATION
The ELCO waterline will need to be approved and constructed before building permits can be issued for Filing 2.
Response: Understood. Thank you.
Comment Number: 43
08/08/2022: INFORMATION
All storm and drainage improvements that pertain to this development will need to be approved and constructed
before building permits can be issued.
Response: Understood. Thank you.
Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
08/09/2022: INFORMATION - UPDATED::
We need to understand infrastructure phasing and timelines between the different phasing of the projects. We
are using the assumptions in the traffic study, but if the phasing changes from what was reported in the TIS
please advise.
Response: Understood. We will continue to work with Staff to make sure the phasing is understood by
all.
06/21/2022: INFORMATION - UPDATED:
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.
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
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: Understood. Thank you.
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 in 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. All fees will be paid at the appropriate time. Thank you.
Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
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: Comment noted. Transformer locations will be shown on 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. 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. Thank you.
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:
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
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.
Comment Number: 12
06/23/2022: FOR FDP:
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 included in the Final Plan Set.
Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General
Comment Number: 4
08/08/2022: (REPEAT) FOR FINAL PLAN:
Thank you for including Filing 1's Pollinator Plan. However, Filing 2 still needs to demonstrate c
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: Pollinator resources are indicated on the west end of International and north end of Aria.
Resources on the east end of the International corridor from Aria to Greenfields and the south end of
Aria are included in Filing One as are and shown in that submittal. The Filing One pollinator resources
will be shown as existing once detailed planting is added for the Filing Two FDP.
Comment Number: 5
08/08/2022: (REPEAT) 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: Detailed plant species are not included for any types of shrubs, perennials or grasses at
PDP. This information will be added at FDP along with detailed pollinator species. See notes in item #4
above that indicate areas that were included with the Filing One pollinator resources.
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:
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
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: Understood. Thank you. 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: Understood. This information will be included 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: Understood. This information will be included with 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 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.
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
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: The Emergency Access Gate will be removed from the Final Plan Set.
Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review
Comment Number: 1
02/07/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
· Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter.
244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com
INFORMATIONAL ITEMS:
· 10% of all parking spaces must be EV ready (conduit in place)
· This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior
composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide
fire rated walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units
with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than
12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each
side).
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the
1st floor require minimum sill height of 24”.
· Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
Response: Understood. All building code items will be followed.
Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General
Comment Number: 3
08/05/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Understood; full FDP plans will be reviewed. Thank you.
Topic: Plat
Comment Number: 1
08/05/2022: 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 and responses are provided.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General
Comment Number: 1
02/24/2022: FOR FINAL PLAN:
Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of
building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the
Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson
eolson@fcgov.com
Response: Understood. PIP will be provided at time of FDP.
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: Understood. PIP will be provided at time of FDP.