HomeMy WebLinkAboutBLOOM FILING THREE MULTI-FAMILY DWELLINGS - PDP220011 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSJune 14, 2023
Community Planning and Development
281 North College Avenue
Fort Collins Colorado 80524
RE: Bloom Filing Three Multi‑Family Dwellings, PDP220011, Round Number 1
The following is the applicant’s response to the Bloom Filing Three Multi‑Family Dwellings, PDP220011,
Round Number 1 comments dated Sept, 20, 2022. Please find attached copies of the the PDP application
for your review.
Comments:
Department: Development Review Coordinator
1.09/20/2022: 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 conversa-
tions. Thank you!
Response: Acknowledged
2.09/20/2022: SUBMITTAL:
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. Comments requiring action should NOT have a response such as noted
or acknowledged. You will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Response: Acknowledged
3.09/20/2022: SUBMITTAL:
Please follow the Electronic Submittal Requirements and File Naming Standards found at https://
www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming stan-
dards_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.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: Acknowledged
4.09/20/2022: SUBMITTAL:
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
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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" (version
2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this arti-
cle at Autodesk.com for more on this topic:https://knowledge.autodesk.com/support/autocad/trou-
bleshooting/caas/sfdcarticles/sfdcarticles/
Drawing‑text‑appears‑as‑Comments‑in‑a‑PDF‑created‑by‑AutoCAD.html
Response: Acknowledged
5.09/20/2022: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being the cut‑off for rout-
ing the same week. When you are ready to resubmit your plans, please notify me with as much
avanced notice as possible.
Response: Acknowledged
6.09/20/2022: INFORMATION
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Response: This project has had a lot of additional planning staff comments after this round of
comments was received, extending our time that we needed to resubmit this project.
7.09/20/2022: INFORMATION
ANY project that requires four or more rounds of review would be subject to an additional fee of
$3,000.00.
Response: Acknowledged
8.09/20/2022: 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 4 to
8 weeks prior to the hearing.
Response: Acknowledged
9.09/20/2022: 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 hear-
ing. I have attached the P&Z schedule, which has key dates leading up to the hearing.
Response: Acknowledged
Department: Planning Services
1.09/20/2022 FOR HEARING:
As part of the requirements set forth by the Mulberry and Greenfields PUD Overlay Standards,
block sizes cannot exceed 9 ‑acres. An easy solution to comply with the standard would be to con-
nect Angela Avenue into Delozier Road.
Additionally, it's not clear how to proposed street framework will tie into Bloom Filing 1, 2, 4, and the
property to the west. Please include the surrounding approved and proposed framework of streets
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and driveways that are part of other Filings. For Bloom Filing 4 and the property to the west, addi-
tional coordination is needed to ensure street alignments are in logical and agreed upon locations.
Response: We have worked with city staff and the Bloom development team to revise our site plan to
coordinate with other parcels of Bloom, particularly Bloom Filing 4. Angela Avenue and Bode
Boulevard now both connect to Delozier Road, thus satisfying the block size standards.
2.09/20/2022 FOR HEARING:
Please create private road cross sections for Bode Boulevard and Angela Avenue and include them
as part of the planning set. Staff will provide an example of what is required. For both of these pri-
vate streets please make sure that the sidewalk is direct and continuous. All building or structures
adjacent to local public or private streets must comply with 9' min setback or establish a'typical'
build‑to line setback. Setback shall be measured from the back of sidewalk in almost all instances.l.
Response: The street sections have been provided on the site plan set, all buildings meet or exceed the
minimum 9 foot setback, with the exception of the ground floor patios that have been added to the ends
of the buildings. As per code, these are allowed to encroach into the setbacks.
3.09/20/2022 FOR HEARING:
Please indicate where A/C units and utilities will be located on both site plan and architectural ele-
vations. In any are of the site where these elements are directly visible from the street (public or
private) they must be fully screened by landscaping or low architectural wall/fence.
Response: AC units are shown and have been screened by landscaping where possible.
4.09/20/2022 FOR HEARING:
Regarding project compatibility, please provide a section view and a side‑by‑side architectural ele-
vation of how the northern‑most buildings will relate to approved buildings as part of Filing Two.
Buildings must be articulated and subdivided into massing that is proportional to the mass and
scale of 8‑plex multi‑family buildings across the street. See 3.5.1(C) for the language of this
standard.
Response: the requested sections for International Boulevard and Delozier Road have been included,
as well as sheet that shows the proposed buildings for Bloom filing two, three, and four. Bloom Filing
Three is a perfect intermediate size building in between the Bloom filing two buildings, and the much
larger buildings in Bloom Filing Four.
5.09/20/2022 FOR HEARING:
Please provide window details as part of the architectural elevations. The requirement is for win-
dows ll be individually defined with detail elements such as frames, sills and lintels, and placed to
visually establish and define the building stories and establish human scale and proportion
Response: Window details have been added to the architectural plans.
6.09/20/2022 FOR HEARING:
Trash enclosures are in highly visible and prominent locations along the streetscape. What can be
done to minimize the visual impact of these facilities? In areas where no other practical solution is
available, what is the overall screening scheme? These areas should be fully screened year round
landscaping from public view.
Please visit our Enclosure Design Consideration Document and Multi‑Unit Trash and Recycling
Service Calculator at https://www.fcgov.com/developmentreview/trash‑recycling‑enclosures.
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Response: We have revised the locations of the trash enclosures, some have been relocated internally to
the site, and others have been moved to be a minimum of 20 feet from back of walks. Trash enclosures
will be made of masonry, and all are screened with large shrubs, both evergreen and deciduous.
7.09/20/2022 FOR HEARING:
The plan provides a really nice comprehensive network of internal walkways. As a general com-
ment, please ensure that these walkways are direct, make logical connections across parking areas
and avoid doglegs when approaching the parking garages. In areas where this is a conflict it ap-
pears that parking lot landscape islands can be expanded to provide alternative alignments.
Response: Thank you. We have worked to revise the walkway system to make it even more connected
with direct alignments.
8.09/20/2022 FOR HEARING:
Staff will review architectural plans during second round of PDP. With the architectural elevations
please include a table/matrix summarizing the differences between the architectural styles and indi-
cate the location of each style on the site plan. Staff will provide an example with this comment let-
ter.
Response: We have included updated architectural plans and renderings for all building types as well
as the clubhouse, all three garage types, the trash enclosures, and the picnic pavilion. In addition each
building type has its own color scheme to further enhance the architectural diversity of the project. We
have kept the roof forms simple, as per the last submittal, since we will be including solar panels on all
buildings and need as much space as possible to accommodate those panels.
9.09/20/2022 FOR HEARING:
Staff has provided redlines that build on the comments of this letter and also contain new com-
ments. Please address accordingly..
Response: Please see the responses to redlines directly on the PDF’s
10.09/20/2022 FOR HEARING:
Please provide a section view of the west side of the side and how it relates to
Delozier. It will be important element of the overall plan on how the retaining wall building height
and relationship all relate to the street frontage. More analysis is needed of this area.
Response: A section along Delozier has a been provided on the site plan. Retaining walls are low, and
we have been able to eliminate most of the retaining walls.
11.09/20/2022 FOR HEARING:
Please indicate the 'typical' location and typical design of enclosed bike parking on the detail sheet
of the site plan. Enclosed bike parking is defined as,"Bicycle parking, enclosed shall mean bicycle
storage in lockers, a room or other space within a parking structure or other building, including a
shed or carport. All types of enclosed bicycle storage must be easily accessible to entrances and
walkways, secure, lighted and protected from the weather. Each storage space shall provide a min-
imum of six (6) square feet in area. The storage space shall not impede fire exits or be located so
that parked bicycles interfere with public access."
Response: This has been included on the site plan sheets.
12.09/20/2022 FOR HEARING:
Garage spaces cannot be counted toward the parking minimum unless they are available to the
tenants at no additional cost. 3.2.1 states, "Spaces that are located in detached residential garages
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(but not including parking structures) or in attached residential garages, which attached garages do
not provide direct entry into an individual dwelling unit, may be credited toward the minimum re-
quirements contained herein only if such spaces are made available to dwelling unit occupants at
no additional rental or purchase cost (beyond the dwelling unit rental rate or purchase price).”
Please add this note to the site plan and any additional around this during the next submit
Response: Garage spaces are not counted, and the note has been added to the site plans.
13.09/20/2022 FOR HEARING:
Please provide interior parking lot landscape calculations on the title sheet.
Response: This has been included on the title sheet.
Department: Engineering Development Review
1.09/20/2022 FOR HEARING:
Either the existing or the proposed contours are not matching what is called out in the legend.
Response: Contours match what is shown in legend on C-002.
2.09/20/2022 FOR HEARING:
The grading sheets are a little busy. It's difficult to determine where exactly the spot elevations are.
Would it be possible to fade the linework back except for the surfaces and elevation labels? I'm
sure exactly what the solution would be here. See redlines.
Response: Elevations provided are what are necessary to show grading and drainage conveyances.
Elevations along curbs are flowline, with all other elevations in green spaces, at structures, etc… being
at finished grade.
3.09/20/2022 FOR HEARING:
There is a hatch on the west side of Donella on sheet 12 that doesn't appear to be anywhere else.
What is that? See redlines.
Response: This was from Galloways previous files. They have removed it this time around and it no
longer shows up in the xref in Aspen’s plans.
4.09/20/2022 FOR HEARING:
The existing utilities are faded back a little bit, but not to the degree that they are in the legend.
Please match the legend so they are consistent and easier to distinguish.
Response: Linework changed to lighter gray scale to match legend.
5.09/20/2022 FOR HEARING:
Access ramps are missing on the northwest corner of the site.
Response: Access ramps shown clearly now.
6.09/20/2022 FOR HEARING:
The sanitary service lines are labeled in the legend as being force mains. Please clear that up.
There are also sanitary service connections on the east side that are not being shown. I think the
existing service lines on Aria might have been frozen. See redlines.
Response: This has been corrected/revised.
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7.09/20/2022 FOR HEARING:
The southwest driveway entrance coming off of Donella is about 164 feet from Delozier. The stan-
dard for high volume driveway separation on a minor collector street (Donella) is 175 feet. This will
require a variance request if the standard cannot be met.
Response: Please refer to previously provided variance request to John Gerwel.
8.09/20/2022 FOR FINAL PLAN:
The waterlines appear to have some overlapping linework. Or is there something else underneath
that needs to be called out?
Response: We’re not seeing this in the files. See utility and water plans.
9.09/20/2022 FOR FINAL PLAN:
I'm not seeing the LCUASS driveway details. Be sure to include that at least for the final plans
Response: Driveway access details have been added to the site details sheet.
10.09/20/2022 FOR FINAL PLAN:
There were recent property acquisitions in the area from the owners of the other Bloom develop-
ments. Coordinate with Hartford to ensure that the correct owners are reflected on the plat.
Response: Please see updated plat.
11.09/20/2022 FOR FINAL PLAN:
I noticed that the plat scale is incorrect. It looks like the scale is supposed to be 1" = 50’
Response: Please see updated plat.
12.09/20/2022 DEVELOPMENT CONSTRUCTION PERMIT (DCP)
DCP will not be issued until Bloom filing 1 has had their DCP issued and done site work on and
directly adjacent to the Pedcor site. There needs to be emergency access routes. Ken Zetye will be
the ultimate decision maker on whether or not the DCP can be issued and when construction can
begin.
Response: Understood.
Department: Traffic Operations
Site Plan
1.09/20/2022 FOR HEARING:
Our Planning Department will require an internal east/west roadway that will need to align with the
proposed roadway that will go through the middle of the filing 4 development. You will need to co-
ordinate this with that development.
Response: We have relocated Angela Avenue to align with Filing 4 and it now extends to Delozier
Traf fic Impact Study
1.The Traffic Impact Study has been received and is being reviewed. In may be in the best interest to
schedule a meeting to coordinate expectations for the memo.
Response: The meeting to discuss both Filing 3 and Filing 4 was held on March 31, 2023. At that
meeting it was determined that the majority of outstanding comments would be addressed with Filing 4
memorandum which has recently been completed.
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2.09/20/2022 FOR HEARING:
We would like the TIS to show details with regard to the specific trip generation for this filing. This
should include a table detailing the number of trips per unit being proposed with this filing, and in-
clude the number of units/trips being built with the first two filings, to insure consistency with the
PUD Master Plan.
Response: This table has been provided in the updated memorandum. It shows a reduction in units/
trips for each filing than what was studied in the PUD Master Plan. The Table is provided as Table 3
on page 9 of the updated Memo.
3.09/20/2022 FOR HEARING:
The approval of the initial phases of the Montava development will require an evaluation of the
Timberline and Vine intersection, along with another evaluation of Timberline and Sykes given the
anticipated increase in traffic.
Response: This information was provided by Kimley Horn. It shows that the PUD Master Plan showed
approximately 7% more “existing” trips than what was evaluated in the Montava study. As such the
results and conclusions of the PUD Master Plan TIS should be considered valid and conservative.
Department: Erosion Control
1.09/15/2022: FOR FINAL PLAN:
We acknowledge that that erosion Control Report and Erosion Control Escrow will be supplied at
FDP and will look for them then.
We will recalculate the erosion control and storm water inspection fee at final.
We have reviewed and provided redlines on the erosion control plan. Please see returned redlines.
Please take in account sequencing and phasing on next submittal.
Response: Please see Aspen’s responses to redlines on PDF’s of previous plans. In order to minimize
rework during preliminary design, we will plan to provide sequenced erosion control in final design
and once the site is confirmed for hearing and no changes are required to be rippled through the site
plan and plan sets.
Department: Stormwater Engineering
1.09/20/2022: FOR INFORMATION ONLY:
The infrastructure in Filing One, needed for this development, needs to be in place before a DCP
can be issued for this project.
Response: Understood.
2.09/20/2022: FOR HEARING:
Additional coordination is needed to determine if Detention Pond G, as designed in Filing One, is
designed and graded to it's ultimate condition. It appears this may not be the case and may need
to be revised to the ultimate size, design volume, with grading revised to meet the City's Detention
Pond Landscape Standards.
Response: Galloway to confirm this with stormwater.
3.09/20/2022: FOR FINAL PLAN:
There are two locations where trees are too close to the storm sewer. One just north of the rain
garden and another on the north‑middle landscape sheet.
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Response: See revised landscape plans.
4.09/20/2022: FOR HEARING:
The rain garden and the storm sewers carrying 100‑year flows need to be within a drainage ease-
ment.
Response: A drainage easement has been placed around the rain garden.
Department: Light and Power
1.09/20/2022: FOR HEARING:
Light and Power will need to extend primary electric facilities through the site to feed the buildings
electric. Transformer locations will need to be coordinated and shown on the utility plans. Light and
Power cannot place pad mounted transformers within public right of way or in the utility easement
behind the public road right of way.
Response: Tranformers are now shown in the utility plans, as well as preliminary electric lines feeding
the transformers and to the buildings.
2.09/20/2022: FOR HEARING:
I will work with you to layout the primary electric routing through the site and determine transformer
locations interior to the site. All electric facilities will need to be shown on the utility plan set.
Response: Tranformers are now shown in the utility plans, as well as preliminary electric lines feeding
the transformers and to the building
3.09/20/2022: FOR HEARING:
All proposed electric facilities will need to be within a utility easement.
Response: Once final layout is determined, we’ll work with L&P on easement locations to be shown on
the plat.
4.09/20/2022: FOR FINAL PLAN:
Are power requirements known for the buildings?
Please coordinate anticipated power requirements with Light and Power as early as possible.
Response: The Architect will be reaching out to coordinate this.
5.09/20/2022: INFORMATION:
During utility infrastructure design, please provide adequate space of all service and main lines in-
ternal to the site to ensure proper utility installation and to meet minimum utility spacing require-
ments. A minimum of 10 ft separation is required between water, sewer and storm water facilities,
and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical rout-
ing on the Utility Plans.
Response: Tranformers are now shown in the utility plans, as well as preliminary electric lines feeding
the transformers and to the buildings. Please see utility plans.
6.09/20/2022: 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 to discuss
development fees or visit the following website for an estimate of charges and fees related to this
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project:http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investmen t‑devel-
opment‑fees
Response: Acknowledged
7.09/20/2022: INFORMATION:
Multi family buildings and duplexes are treated as customer owned services; therefore a C‑1 form
and one line diagram must be filled out and submitted to Light & Power Engineering for each build-
ing. All secondary electric service work is the responsibility of the developer and their electrical
consultant or contractor. A C‑1 form can be found here: https://www.fcgov.com/utilities/business/
builders‑and‑developers/development‑forms‑guidelines‑regulations
Response: Acknowledged
8.09/20/2022: INFORMATION:
This project will need to comply with our electric metering standards. Electric meter locations will
need to be coordinated with Light and Power Engineering. Residential units will need to be individ-
ually metered. Please gang the electric meters on one side of the building, opposite of the gas me-
ters. Reference Section 8 of our Electric Service Standards for electric metering standards.
A link has been provided here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricSer-
viceStandards_FINAL_18November2016_Amendment.pdf
Response: Acknowledged
9.09/20/2022: INFORMATION:
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: Acknowledged
10.09/20/2022: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required
between canopy trees and streetlights. 15 ft separation on both sides of the light is required be-
tween ornamental trees and streetlights. Please coordinate the light placement with Light & Power.
Please reach out to me before the first round of the Final Development Plan so I can provide a
streetlight layout.
The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engi-
neering/GMARdStds/Ch15_04_01_2007.pdf
Response: Acknowledged
11.09/21/2022: INFORMATION:
Transformer locations will need to be coordinated with Light & Power. Transformers must be
placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer
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 transformer loca-
tions on the Utility Plans.
Response: Tranformers are now shown in the utility plans, as well as preliminary electric lines feeding
the transformers and to the buildings. Please see utility plans.
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12.09/21/2022: INFORMATION:
The City of Fort Collins now offers gig‑speed fiber internet, video and phone service. Contact John
Stark with Fort Collins Connexion at 970‑207‑7890 or jstark@fcgov.com for commercial grade ac-
count support, RFPs and bulk agreements.
Response: Acknowledged
13.09/21/2022: INFORMATION:
For additional information on our renewal energy programs please visit the website below or con-
tact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable
Response: Acknowledged
14.09/21/2022: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any questions at (970)
416‑2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov-
.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437Reference our
policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utili-
ties/business/builders‑and‑developers.
Response: Acknowledged
Department: Fire Authority
1.09/19/2022: FOR HEARING:
AERIAL FIRE APPARATUS ACCESS ROADS
Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the
logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue
operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial
access should therefore be available on at least one entire long side of the building, located within
a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access
roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate
vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30
ft.
All of the buildings appear to be over 30 feet in height to the roof and will be required to meet aerial
access requirements. Most edges of the buildings are beyond 30 feet from the edge of the 26 foot
wide fire lane.
Response: We have worked with city staff and PFA to come up with buildings solutions the satisfy PFA
2.09/19/2022: FOR FINAL PLAN:
FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all‑weather driving surface capable of supporting 40
tons. A note shall be added to the civil plans.
Response: This note will be added during final design.
3.09/19/2022: FOR FINAL PLAN:
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on fu-
ture plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Ap-
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propriate 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.
‑ IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6
shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide.
‑ IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section
D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less
than 32 feet wide.
The horizontal control plan does not include an adequate amount of fire lane signage.
Response: Fire lane signage and no parking has been provided, but will work with PFA on any
additional signage/no parking they would like to see.
4.09/20/2022: FOR BUILDING PERMIT:
GROUP R SPRINKLER SYSTEMS
New multi‑family buildings above 4 stories or with floor levels 30 feet above fire department vehicle
access shall be provided with NFPA13 fire suppression systems.
New multi‑family buildings 4 stories or less or with floor levels 30 feet and below fire department
vehicle access shall be provided with minimum NFPA13R fire suppression systems and Attic Pro-
tection as amended in 903.3.1.2.3
‑Exception 1: M‑F units with six (6) or fewer dwelling units per building provided the units are sepa-
rated by one‑hour construction (walls & floors).
‑Exception 2: M‑F units with seven to twelve (7 ‑ 12) units per building provided the units are sepa-
rated by two‑hour construction (walls & floors).
AUTOMATIC FIRE SPRINKLER SYSTEM ‑ Group A‑3 Occupancy
IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A‑3 occupancies where
one of the following conditions exists:
1. The fire area exceeds 5,000 square feet;
2. The fire area has an occupant load of 300 or more; or
3. The fire area is located on a floor other than the level of exit discharge serving such occupan-
cies.
FIRE DEPARTMENT HOSE CONNECTION
‑ IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards.
Fire department connections shall be located on the street side of buildings, fully visible and recog-
nizable from the street or nearest point of fire department vehicle access. The location of the FDC
will be reviewed at construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law
(8 CRR 1507‑11), individuals or companies installing underground supply lines from public water
supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be regis-
tered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include
a current business name and registration number.As per DFPC records, currently registered invidu-
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als and companies can be found here:https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppres-
sion%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire‑suppression‑system‑contractors
Response: Acknowledged
5.09/20/2022: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and
existing buildings shall be provided with approved address identification. The address identification
shall be legible and placed in a position that is visible from the street or road fronting the property.
Address identification characters shall contrast with their background. Address numbers shall be
arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for
any commercial or industrial buildings shall be placed at a height to be clearly visible from the
street. They shall be a minimum of 8 inches in height unless distance from the street or other fac-
tors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or
brass numerals are used, they shall only be posted on a black background for visibility. Monument
signs may be used in lieu of address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi‑ building complex, that have emergency access lanes
on sides other than on the addressed street side, shall have the address numbers and street name
on each side that fronts the fire lane.
Response: Acknowledged
6.09/20/2022: INFORMATION – CODES AND LOCAL AMENDMENTS:
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and
building plan reviews shall be designed according to the adopted version of the fire code as
amended.
‑ Copies of our current local amendments can be found here: https://www.poudre‑fire.org/
programs‑services/community‑safety‑services‑fire‑prevention/fire‑code‑adoption
‑ Free versions of the IFC can be found here: https://codes.iccsafe.org
Response: Acknowledged
Department: Environmental Planning
1.09/18/2022: FOR HEARING:
This project will need to provide a conceptual plan of how it will satisfy the Pollinator Master Plan
applicable to all Bloom filings but established with Filing 1. Please reach out to discuss.
Response: We have added pollinator landscaping on the landscape plans with several nodes,
particularly at International Boulevard and at Donella Drive with several other smaller nodes alongs
Aria Way.
2.09/18/2022: FOR FINAL APPROVAL:
For the 'Dryland Native Seed Mix', please correct the spelling of Alkali sacaton to read Sporobolus
airoides instead of alroides, and correct prairie sage from Artemisia millefolium to Artemisia ludovi-
ciana.
For the 'Detention Basin Seed Mix', please remove Great Basin Wildrye (Leymus cinereus) and
re‑proportion the remaining species to ensure 80 seeds per square foot.
Response: These have been corrected.
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Fort Collins, CO 80524 (970) 472-9125
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3.09/18/2022: FOR FINAL APPROVAL:
Please update the language of Native Seed Mix Note #6 to read as follows:
"AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR
OTHER APPROPRIATE METHODS. PLASTIC‑BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC‑WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION
FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE
WILDLIFE ENTRAPMENT ISSUES.
Response: This note has been revised.
Department: Forestry
1.9/20/2022: FOR HEARING:
From your submittal it doesn’t appear that there are any existing tree impacts from your project, but
if there are any existing trees greater than 6 inches on your site, please schedule a tree inventory
with Carrie Tomlinson by emailing ctomlinson@fcgov.com.
Response: There are no existing trees within the boundaries of Bloom Filing Three.
2.09/20/2022: FOR HEARING:
Thank you for including locations of utilities on the landscape plan including water service/mains,
sewer service/mains, gas, electric, streetlights, and stop signs. Please include street lights on any
major roadway areas if included in your plan set and adjust tree locations to provide for proper tree/
utility separation.
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from
the nearest stop sign in order to minimize conflicts with regulatory traffic signs.
Driveway/Tree Separation:
At least 8 feet from edges of driveways and alleys.
Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
Response: We have not yet received the street light layout for the public streets, but we will adjust the
street trees when we receive that informant.
Department: Building Services
1.09/19/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
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Fort Collins, CO 80524 (970) 472-9125
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2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2018 IPC)
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.
Accessibility: State Law CRS 9‑5 & ICC/ANSI A117.1‑2017.
Snow Live Load: Ground Snow Load 35 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 Colorado Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi‑family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi‑family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
Please review the 2021 IBC amendment section 3604 page 28
EV Resources for Affordable Housing ‑
https://www.fcgov.com/socialsustainability/developmentincentives.php#cb‑4878 7‑5932
· 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.
· All multi‑famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 In-
ternational Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903
amendment.
· Bedroom egress windows required below 4th floor regardless of fire‑sprinkler. All egress windows
above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump or cold climate
heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi‑family
structure.
· For projects located in Metro Districts, there are special additional code requirements for new
buildings. Please contact the plan review team to obtain the requirements for each district.
STOCK PLANS:
When the exact same residential building will be built more then once with limited variations, a
stock plan design or master plan can be submitted for a single review and then built multiple times
with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/
building/res‑requirements.php.
Building Permit Pre‑Submittal Meeting:
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Fort Collins, CO 80524 (970) 472-9125
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Please schedule a pre‑submittal meeting with Building Services for this project. Pre‑Submittal
meetings assist the designer/builder by assuring, early on in the design, that the new projects are
on track to complying with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid‑design stage for this meeting to be effective. Applicants of new
projects should email your Development Review Coordinator to schedule a pre‑submittal meet-
ing.
Response: All are acknowledged.
Department: Technical Services
General
4.09/20/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Acknowledged
Plat
1.09/20/2022: FOR HEARING:
Please make changes as marked. If changes are not made or you disagree with comments, please.
provide written response of why corrections were not made. Please provide any responses on red-
lined 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 changes have been made.
2.09/20/2022: FOR HEARING:
Please provide current acceptable monument records for the aliquot corners shown. This is a sub-
mittal requirement.
Response: These have been included with this submittal
3.09/20/2022: FOR HEARING:
Please provide a closure report for the outer boundary of this Subdivision Plat.
Response: These have been included with this submittal
Thank you for your time spent in reviewing these plans. If you have any further questions, please feel
free to contact any of the team member
Yours Truly
Terence C. Hoaglund, RLA
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