HomeMy WebLinkAboutBLOOM FILING FOUR - PDP230003 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
August 2, 2023
City of Fort Collins
Ms. Brandy Bethurem Harras
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80012
Re: Bloom Filing 4 Multifamily – PDP Round 2 Response to Comments
Dear Ms. Bethurem Harras
Thank you for your Bloom Multifamily PDP Round 1 review comments which we received on
July 7, 2023. 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
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
1. 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. Include me in all email correspondence with other reviewers
and keep me informed of any phone conversations. Thank you!
Response: We will copy you on all correspondence with the City and will ask
questions as needed.
2. As part of your submittal, you will respond to the comments provided in this letter. The
final 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: Comments responses will be detailed in their language.
3. 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. 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: The electronic submittal requirements and file naming standards
will be followed as indicated.
4. 07/03/2023: SUBMITTAL UPDATED:
It does not look like this was done for the 2_CDS_Bloom F4_PDP_RD2.pdf and the
3_PRELIM PLAT_BLOOM F4_PDP RD2.pdf Please ensure for the next round of review,
all files are optimized/flattened and have the AutoCAD SHX attributes removed.
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" (version 2016.1) or “PDFSHX (version 2017
and newer) in the command line and enter "0". Read this article at Autodesk.com for
more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdc
articles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: Plans have been optimized as requested.
5. Resubmittals are accepted any day of the week, with Wednesday at noon being the
cut-off for routing the same week. As you are preparing to submit your formal plans,
please notify me with an anticipated submittal date.
Response: Submittals will be sent at the indicated time.
6. Please resubmit within 180 days, approximately 6 months, to avoid the expiration of
your project.
Response: Resubmittals for this project will be completed within the time
frame indicated above.
7. ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Response: Understood; our intent is that this submittal provides the
necessary information to move forward to hearing after this review is
complete.
8. 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).
Response: Understood. Additionally, it is our understanding that the City will
handle all required notice. Please advise otherwise.
9. 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: Understood; we believe we have addressed all “For Hearing”
comments as part of this resubmittal.
10. For all rounds of review please resubmit ALL plans sets and reports, even if there have
not been any changes.
Response: Understood; all plan sets and reports will be submitted.
Planning Services
Contact: Kai Kleer, 9704164284, kkleer@fcgov.com
1. The private street should be a tract of land that also contains the adjacent sidewalk
system. Looking at the cross sections in the plan set this width would be 78 feet for
Potter and 70 feet for Bellamy.
Article 5 of the LUC defines private street as, "a parcel of land not dedicated as a public
street, over which a public access easement for street purposes has been granted to the
City, and where the instrument creating such easement has been recorded or filed in the
Office of the Clerk and Recorder of Larimer County. The public access easement shall
allow for access by police, emergency vehicles, trash collection and other service
vehicles, utility owners and the public in general."
Response: Both Potter Drive and Bellamy Lane have been placed within
separate tracts as requested and a public access easement has been provided
for within the revised plat.
02/20/2023 FOR HEARING Private Streets:
Please make sure that these areas are contained within a tract and depicted as public
access easements. All parking lots adjacent to the private street system will be required
to meet 10 foot landscape setback requirements contained under 3.2.1(J). Please see
redlines on the plans for more information. All buildings along private streets must meet
setback requirements established by the PUD. Provide cross section design for private
streets on utility and planning set (see Larimer County Urban Area Street Standard
figures as an example). Assign names to private streets.
2. 07/03/2023: FOR HEARING Lighting Plan - UNRESOLVED:
Could not locate photometric plan P 01, P 02, or P 03. As a note the design variation
chart appears to me missing as well (A 29).
Response: An updated lighting plan has been provided as part of this
resubmittal package. The requested information is included.
02/20/2023 FOR HEARING Lighting Plan
A complete review of the lighting plan was no able to be achieved. Please indicate
backlight, uplight, glare ratings for each fixture. Include 'ideally oriented' setback
depiction on the plan.
3. 07/03/2023: FOR HEARING – UPDATED:
As discussed, staff will recommend a condition to address compliance with bike parking
standards.
Response: Understood. The Applicant plans to locate all final bike spaces
during the Final Plan process.
02/20/2023 FOR HEARING Site Plan Details:
Please show location of all fixed bicycle and enclosed racks on site plan. Please show a/c
condenser units and meters on elevation plan/ site plan. Please provide details for
tables, benches, pergolas, sunscreens, waste stations, walkway portals, bike racks (fixed
and enclosed).
4. 07/03/2023 INFORMATION:
Please stay tuned for finalized staff redlines that will include a sketch concept for
Bellamy Lane and miscellaneous mark ups to the site plan.
Response: Thank you. These redlines have been received. Please see redline
responses to comments included as part of this resubmittal package.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
1. 07/03/2023: FOR HEARING:
Private streets access easement dedications need to be back of sidewalk to back of
sidewalk.
Response: The two private streets are now in separate Tracts that extend
from back of walk to back of walk see the typical sections and the updated
plat.
Engineering Development Review
Contact: Sophie Buckingham, sbuckingham@fcgov.com
1. 06/30/2023: FOR HEARING UNRESOLVED:
Comment response did not answer the question about what the centerline radius is, and
it is not labeled on the plan. Please label it on the plan. It does not need to meet
LCUASS criteria, but the information needs to be provided.
02/21/2023: FOR HEARING:
What is the proposed centerline radius in the private street leading out to Greenfields
Drive? The City will not enforce LCUASS criteria for a private street, but we recommend
designing private streets to the same standards as public streets.
Response: The Centerline radii callouts are now included for the radii along
the private streets (Bellamy Street and Potter Drive), See Sheet GR01 for the
radii callouts.
2. 06/27/2023: FOR HEARING:
There should be a pedestrian crossing of Potter Drive along the eastern drive aisle that
runs north south. This will create a continuous pedestrian route through the site from
north to south.
Response: The pedestrian crossings have been added across Potter Drive
along the eastern access as requested. See the signing and striping plan for
the pedestrian crossings.
3. 06/30/2023: FOR HEARING:
There are some concerns with the intersection of Bellamy Lane and the eastern drive
aisle that runs north south. What are the sight lines on each approach? Will there be any
intersection controls such as stop signs? Can the intersection angle be optimized to
allow all pedestrian crossings to be perpendicular?
Response: The intersection has been reconfigured to meet the majority of the
City standards for local roads, even though this is a Private Street, as
discussed in the meeting with the City on 7/18/23. See sheet GR01 for the
reconfigured intersection.
4. 06/30/2023: FOR HEARING:
In the eastern drive aisle that runs north south, the lanes should not be offset at the
intersection between buildings 2, 5, and 6. Please straighten out the drive aisle as much
as possible.
Response: The drive isle has been adjusted to come into the eastern drive isle
perpendicularly as discussed and shown in the meeting witht eh City on
7/18/23. Refer to sheet GR01 for the reconfigured intersection.
5. 06/30/2023: FOR FINAL PLAN:
Please provide a phasing plan sheet in the utility plan set.
Response: Utility phasing plans will be included in the final plan sets as you
have been requested.
Traffic Operation
Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com
1. 07/03/2023: FOR HEARING - UPDATED:
Thank you for the updated TIS. The Traffic Impact study has been reviewed and the
general conclusions accepted.
02/20/2023: FOR HEARING:
The Traffic Impact Study provided is titled Filing 2. We would like to get a study that
clearly identifies this as Filing 4. This should include a narrative with a map of the
parcel being developed in this filing. It should describe the number and type of units
being proposed with this filing, the anticipated trips that will be generated by this filing,
and the access locations for this parcel. If desired, we can set up a meeting to go over
this.
Response: Thank you for your review.
2. 06/29/2023: FOR HEARING - UPDATED:
The two-way left turn lane will work for the north access, but the south access on
Greenfields will accompany a dedicated right turn lane for the Peakview property. The
south access will need to be striped with a dedicated left turn lane and the striping will
need to break for each intersection. This should be depicted on the plans and will need
to be incorporated into the Bloom Filing 1 plans. We can discuss further.
02/20/2023: FOR HEARING:
A northbound left turn lane will be required on Greenfields at the access to this site.
Plans should show the change to the striping on Greenfields, as this is not depicted in
the infrastructure plans for Bloom Filing 1 which plans to build this section of roadway.
Response: A note has been added to the signing and striping plans
referencing the Filing 1 plan set where the updated striping will be shown.
3. 06/29/2023: FOR FINAL PLAN:
Street name signs for the internal Private Drives will need to be changed from the
standard green/white signs typically used. Blue with white signs will be required that
detail these streets as Privately Maintained. See details in markups on Signing and
Striping sheet.
Response: The signing and striping plans have been updated for the private
streets to show the blue and white signs as requested.
4. 06/29/2023: FOR HEARING:
We would like to have some further conversations about the alignment of Bellamy where
it intersects with the drive access between building 2 and 6. This would be a confusing
intersection for vehicles, and bikes/pedestrians as the right of way is not clearly defined.
Would like to see if there is a better way to align Bellamy in a more traditional
intersection fashion.
Response: The intersection has been reconfigured to meet the majority of the
City standards for local roads, even though this is a Private Street, as
discussed in the meeting with the City on 7/18/23. See sheet GR01 for the
reconfigured intersection.
Erosion Control
Contact: Andrew Crecca, acrecca@fcgov.com
1. 02/14/2023: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the erosion
control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM),
Chapter 2, Section 6.0. A copy of those requirements can be found at
www.fcgov.com/erosion. This project was evaluated based upon the submittal
requirements of FCSCM. Based upon the provided materials we were able to determine
a total disturbed area. This project is part of a larger common development. Based upon
the area of disturbance of this project is part of a larger common development, State
permits for stormwater will be required should be pulled before Construction Activities
begin.
Response: Noted and state permits will be pulled prior to construction
beginning if they are not already in place from the other construction.
2. 02/14/2023: FOR FINAL PLAN:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets
one of the other triggering criteria (sensitive area, steep slopes, or larger common
development) that would require Erosion and Sediment Control Materials to be
submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs 5 or more acres so erosion control phasing materials will need to
be provided in the erosion control plans, reports and escrow. Please ensure that the
Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2
Section 6.1.3, 6.1.4, & 6.1.5). Based upon the supplied materials, site disturbs more
than 1 acre or is part of a larger common development that requires Erosion and
Sediment Control Report to be submitted. Please submit an Erosion Control Report to
meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval
Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. Please submit an Erosion Control Escrow / Security Calculation
based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2
Section 6.1.5) at time of Final Plan or Approval Submittal. Will look for complete plans,
report, SWMP towards FDP.
Response: As requested, this will be provided at the time of Final Plan.
3. 02/14/2023: Fees:
The City Manager’s development review fee schedule under City Code 7.5 2 was
updated to include fees for Erosion Control and Stormwater Inspections. As of January
1st, 2021, these fees will be collected on all projects for such inspections. The Erosion
Control fees are based on; the number of lots, the total site disturbance, the estimated
number of years the project will be active. Based on the proposed site construction
associated with this project we are assuming 10 lots, 16.50 acres of disturbance, 2 years
from demo through build out of construction and an additional 3.00 years till full
vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate
of $2,512.16. Please note that as the plans and any subsequent review modifications of
the above mentioned Values change the fees may need to be modified. I have provided
a copy of the spreadsheet used to arrive at these estimates for you to review. Please
respond to this comment with any changes to these assumed estimates and why, so
that we may have a final fee estimate ready for this project. The fee will need to be
provided at the time of erosion control escrow. The Stormwater Inspection Fees are
based on the number of LID/WQ Features that are designed for on this project. Based
on the plans we identified 0 number of porous pavers, 0 number of bioretention/level
spreaders, 0 number of extended detention basins, and 1 number of underground
treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $
$415.00 . Please note that as the plans and any subsequent review modifications of the
above mentioned values change the fees may need to be modified. I have provided a
copy of the spreadsheet used to arrive at these estimates for you to review. Please
respond to this comment with any changes to these assumed estimates and why, so
that we may have a final fee estimate ready for this project. The fee will need to be
provided at the time of erosion control escrow. "
Response: Understood on the fees and final calculations on the fees will be
made with the FDP as you noted above.
4. 02/14/2023: FOR NEXT ROUND:
Erosion Escrows are calculated using unrealistic numbers,($9,000/ AC for seeding).
Please recalculate using more realistic numbers. For reference Bloom Filing Two used
$1,350/ AC for seeding.
Response: These Erosion Escrow calculations were updated in the drainage
report in the last round but will be finalized in the FDP submittal.
Stormwater Engineering
Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com
1. 06/28/2023: FOR HEARING UPDATED:
I could not find the exhibit documenting that 75% of the site is being treated by LID.
The underground chamber calculations were included.
02/20/2023: FOR HEARING:
Please provide a LID exhibit and/or table documenting the development is treating 75%
or more of the site's proposed impervious area.
Response: A table and exhibit have been added to the drainage report
documenting the treatment of 75% or more of the sites proposed impervious
area.
2. 06/28/2023: FOR FINAL PLAN:
Trees can be planted in the bottom of the detention pond, and is encouraged, as long
there is 10 feet of separation from any inlets, concrete pans, or low flow swales.
Response: Trees will be added during final design to work within constraints
of the detention pond.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
1. 07/03/2023: FOR FINAL PLAN Updated below comment:
02/16/2023: FOR FINAL PLAN:
Please provide a landscape plan and preliminary irrigation plan. Please provide a detailed
and complete irrigation plan that includes your water budget, hydrozones, irrigation
components and irrigation zones. Preliminary irrigation plans (PIP) are required for
review at Final Development Plan (FDP) and final plans are due prior to issuance of
building permit. The requirements for the PIP must comply with the irrigation
requirements outlined in Section 3.2.1(J) of the Land Use Code. Direct questions
concerning irrigation requirements to Emma Pett or Eric Olson.
Response: As requested, this information will be provided at time of Final
Plan.
Department: Light and Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970 416 2772
1. 02/22/2023: INFORMATION:
Light and Power will extend primary electric facilities from the surrounding Bloom filings
to feed Bloom Filing Four.
Response: It is understood that light and power will extend electric facilities
to Bloom Filing 4 from the surrounding sites.
2. 07/05/2023: FOR FINAL PLAN - UPDATED:
See Light and Power markups for revised transformer locations. Transformers need to
be within 10ft of a drivable service.
02/22/2023: FOR FINAL PLAN:
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 locations on the Utility Plans.
Response: The transformers have been preliminarily placed to start the
review process, but the final transformer locations will be coordinated in the
FDP submittal as requested.
3. 02/22/2023: INFORMATION:
Multifamily 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 building. 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/buildersanddevelopers/developmentformsguide
linesregulations
Response: Understood. This information will be provided during the FDP
review.
4. 02/22/2023: 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 project:
http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelop
mentfees
Response: Understood. Thank you. The team will reach out at the
appropriate time to get final fee calculations.
5. 02/22/2023: INFORMATION:
Light and Power facilities must have a ten-foot clearance from all water, wastewater,
and storm sewer facilities. We also require a three-foot clearance away from all other
utilities with the exception of communication lines.
Response: The clearances are understood and will be accounted for with the
final routing of lines on the FDP.
6. 02/22/2023: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this project will
be at the expense of the developer. Please coordinate relocations with Light and Power
Engineering.
Response: The developer understands that they are responsible for utility
relocations for this project.
7. 02/22/2023: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within the limits
of the project must be located within a utility easement or public right of way.
Response: It is understood that proposed electric facilities need to be located
in either the right-of-way and/or easement and easements will be provided
as part of the FDP as the layout of the transformers and electric lines are
refined.
8. 02/22/2023: INFORMATION:
During utility infrastructure design, please provide adequate space of all service and
main lines internal to the site to ensure proper utility installation and to meet minimum
utility spacing requirements. A minimum of 10 ft separation is required between water,
sewer, and storm water facilities, and a minimum of 3 ft separation is required between
Natural Gas. Please show all electrical routing on the Utility Plans.
Response: Conceptual electrical routing is shown on the utility plans with
routing to be finalized as part of the FDP.
9. 02/22/2023: 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: It is understood that the developer is responsible to obtain and
pay for the required easements and permits. The easement layout will be
finalized with the FDP.
10. 07/05/2023: FOR FINAL PLAN - UPDATED:
Please refer to Bloom Filing 1 utility plans for streetlight locations for the public roads
adjacent to this project. Please add streetlights to the utility plans, site plans, landscape
plans.
02/22/2023: 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 between 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/engineering/GMARdStds/Ch15_04_01_2007.pdf
Response: Street lighting and utilities from the most currently submitted
Filing One Minor Amendment are included on the plans. Clearances are met
as required. The applicant team is coordinating with Light and Power on the
placement of street lights for Filing Four.
11. 02/22/2023: 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 individually metered. For all attached units, 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. A link has been provided
here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINA
L_18November2016_Amendment.pdf
Response: The utility plan shows the proposed electrical meter locations on
one end of each building.
12. 02/22/2023: 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?1
645038437
Reference our policies, development charge processes, and use our fee estimator at:
http://www.fcgov.com/utilities/business/buildersanddevelopers .
Response: As the project moves into the FDP stage we will be in contact with
Tyler.
13. 07/05/2023: FOR FINAL PLAN:
Please shift the proposed electric running line along the public roads to the parkway
locations (in between curb/gutter and sidewalks).
Response: Understood and the electric lines have been shifted to the parkway
locations as requested with final locations to be included with the FDP.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre fire.org 970 416 2869
1. 07/05/2023: FOR HEARING – UPDATED:
EAE shall only be dedicated on areas that are drivable with fire apparatus and meet fire
lane requirements.
02/21/2023: FIRE APPARATUS ACCESS
Fire access is required to within 150 feet of all exterior portions of any building, or
facility ground floor as measured by an approved route around the perimeter. For the
purposes of this section, fire access cannot be measured from an arterial road. Any
private alley, private road, or private drive serving as a fire lane shall be dedicated as an
Emergency Access Easement (EAE) and be designed to standard fire lane specifications.
In addition, aerial apparatus access requirements are triggered for buildings in excess of
30' in height. All areas to be used as Fire Lane including aerial access shall be dedicated
as EAE on the plat.
Response: The Plat has been updated to only include the area from flowline
to flowline as EAE and to allow the entire EAE area to meet the fire lane
requirements.
2. 07/05/2023: FOR HEARING – UPDATED:
The EAE is dedicated in areas that the apparatus cannot drive. When measuring from
the edge of curbs in landscape islands and parking areas, some of the buildings are still
not meeting aerial access requirements.
02/21/2023: AERIAL FIRE APPARATUS ACCESS ROADS
Buildings over 30' in height measured from grade to roof access point 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. Parapet heights greater than 4' in
height do not support ladder truck operations. All the buildings are required to meet
aerial access requirements but all buildings do not provide access on 1 entire parallel
side of the building.
Response: The Plat has been updated to only include the area from flowline
to flowline as EAE and to allow the entire EAE area to meet the fire lane
requirements. In addition, the site has been updated with several buildings
(3,4,6) being moved slightly and the drive access isle for builds 9, 10, and 11
being adjusted to meet fire lane requirements per the meeting with the fire
department on 7/20/23.
3. 07/05/2023: FOR HEARING – UPDATED:
Some of the corners are still not meeting the required turning radius.
02/21/2023: TURNING RADII
IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus
access road shall be a minimum of 25 feet inside and 50 feet outside. Many of the
corners on the site do not meet the minimum requirements. These corners shall meet
the minimum requirements, or an auto turn exhibit can be submitted as an alternative.
Response: An auto turn exhibit has been provided as part of this submittal
showing that the PFA aerial ladder truck can make the corners where the
corner radii is less than 25’.
4. 07/05/2023: FOR FINAL PLAN – UPDATED:
A note was not found on the GR sheets as indicated in the comment response.
02/21/2023: FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all weather driving surface capable of
supporting 40 tons. Private drives used for fire lanes shall provide Geotech information
confirming the design can handle fire truck loading. A note shall be added to the civil
plans indicating the fire lane meets this requirement.
Response: The note regarding the fire lanes needing to have a flat all weather
driving surface that will support 40 tons has been added to the GR sheets in
the Civil set.
5. 02/22/2023: 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 factors 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: Understood – we will provide a complete signage package as a
deferred submittal at the permitting stage for review and approval.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
1. 02/17/2023: FOR HEARING:
Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1
requirements. This should include the existing tree inventory, any proposed tree
removals with their locations clearly noted and any proposed tree plantings (Including
species, size, quantity, and method of transplant). The plans should also include the
following City of Fort Collins notes:
• General Landscape Notes
• Tree Protection Notes
• Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and
clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: All required items noted above are included on plans. There are no
existing trees on this site, therefore no tree inventory or mitigation is needed.
Tree protection detail has been added.
2. 07/5/2023: FOR HEARING – UPDATED:
Please look at the storm sewer spacing along Donella Drive. We require at least 10 feet
of spacing between storm sewer and street trees. We require at least 10' of spacing.
02/17/2023: FOR APPROVAL
Please include locations of utilities on the landscape plan including but not limited to
water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs.
Please adjust tree locations to provide for proper tree/utility separation.
Streetlight/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 to minimize conflicts with regulatory
traffic signs.
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: Conflict along Donella Drive has been resolved. Spacing and
clearance requirements are met on the plans.
3. 02/17/2023: FOR INFORMATION
Each landscape island should be 8’ in its smallest dimensions to allow for tree root
growth (LUC 3.2.1).
Response: Landscape islands meet the minimum 8’ requirement where trees
are included.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416 4290
1. 07/03/2023: INFORMATION ONLY:
Thank for addressing all of Environmental Planning's For Hearing comments. I look
forward to addressing the seed mixes, pollinator plantings, and compatibility with trees
in the FDP phase.
Response: Thank you for your review. As requested, additional pollinator
information will be provided at FDP.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
1. 02/21/2023: INFORMATION:
Both Park Planning & Development and Parks department comments will be provided by
Missy Nelson | mnelson@fcgov.com
Response: Thank you for your review.
2. 06/27/2023: FOR FINAL PLAN:
Thank you for confirming. Please add the following note to the FDP landscape plan:
"The Developer, or its successor(s) in interest, shall be responsible for the ongoing
irrigation and maintenance of the landscaping located within the public right of way
along the portion of the arterial streets International Blvd. and Greenfields Ave. Should
the Metro District be dissolved, the obligation shall become that of the developer or its
successor(s) in interest.
02/21/2023: Please confirm the metro district will be watering and maintaining the
landscaping in the public rights of way along International and Greenfields.
Response: As requested, this note will be added to the Final Plan
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970 416 2341
1. 02/20/2023: Construction shall comply with adopted codes as amended. Current
adopted codes are:
2021 International Building Code (IBC) with local amendments
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.
· 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 to 30ft of fire separation distance
(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 family buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendments.
· 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.
· Energy code requires short hot water supply lines by showing plumbing compactness.
· 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 than 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/resrequirements.php .
Building Permit Pre Submittal Meeting:
For new buildings, 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 Coordinator to
schedule a pre submittal meeting.
Response: Applicable building codes will be followed as indicated. A pre-
submittal meeting will be scheduled at the time of Final.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970 221 6588
1. 06/30/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Thank you for your review.
2. 06/30/2023: 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: Redline comments have been addressed, please see redlined
responses included as part of this resubmittal package.
Department: Geographic Information Systems
Contact: Lauren Wade lwade@fcgov.com 970 302 5962
1. 02/24/2023: GIS:
Plat and plans will need N/S prefixes for Aria Way and Greenfields Dr. due to crossing
the base line of where our address grid changes direction. The closest intersection
would be at International Blvd. to the point of direction change.
Response: The prefixes were added to Aria Way and Greenfields Drive on the
plat as requested.
2. 02/24/2023: GIS:
Addressing and building number designation will be done after recording. Please provide
floor plans of the buildings for unit level addressing.
Response: This information will be provided at the time of Final Plan.
Department: Outside Agencies
Contact: Melissa Buick, Lake Canal Company, melissahbuick@gmail.com
1. 02/22/2023: FOR FINAL APPROVAL:
Lake Canal has a prescriptive easement for the delivery of irrigation water to its
shareholders through the Lake Canal ditch system and its structures. The easement is
typically 100 feet in total, 50 feet on each side of the ditch being measured from the
centerline of the ditch. Access to the ditch must remain unobstructed for maintenance,
repair and replacement of the ditch or its structures. Maintenance may include burning,
spraying and require access by heavy equipment. Lake Canal has the right to remove
trees, brush and debris obstructing the flow of water for delivery to its shareholders, but
is not the landowner and is not responsible for maintaining the property, that
responsibility falls to the landowner. Requests for ditch crossings, any encroachment to
the ditch and/or the ditch easement or for historical discharge into the ditch are subject
to plan review and Board approval, requires a legal agreement be in place prior to any
work being done and may be subject to an engineering review. Lake Canal requests a
list of ditch crossings, encroachments, requests for variances or historical discharge
necessary or proposed as part of this development to complete them in a timely manner
and not to delay construction or any approvals necessary.
Lake Canal prefers the ditch and or ditch easement to be crossed via directional bore.
Installation via an open cut of the ditch will be reviewed on a case by case basis and the
fees will be adjusted accordingly. Directional bores are requested to be a minimum of
10 feet below the bottom of the ditch. Installations less than 10 feet below the bottom
of the ditch will require a steel casing and/or a concrete cap.
Access to the ditch must remain unobstructed and may require curb cuts for access off
the public streets onto the ditch access road and limits landscaping within the ditch
easement to ensure continued access for vehicles and heavy equipment when
necessary.
Please contact this office with any specific requests for encroachment or variances
within the ditch or ditch easement requiring approval from the Board of Directors and
the completion of an agreement with the Company.
Response: Understood. Bloom Filing Four is not adversely impacting Lake
Canal or its access. All standards/requirements outlined above are being
followed.