HomeMy WebLinkAboutBLOOM FILING SIX - PDP230017 - SUBMITTAL DOCUMENTS - ROUND 3 - Responses (4)
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview
June 14, 2024
RE: Bloom Filing Six, PDP230017, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Bloom Filing Six. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
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!
Comment Number: 2
01/16/2024: 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].
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Comment Number: 3
01/16/2024: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above.
Comment Number: 4
05/28/2024: SUBMITTAL:
AutoCad SHX Text on the Plan Set and the Plat. All Auto CAD SHX attributes need to be removed.
01/16/2024: SUBMITTAL:
AutoCad SHX Text on the Site Plan and the Landscape Plan.
01/16/2024: 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 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/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Comment Number: 5
01/16/2024: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Comment Number: 6
01/16/2024: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
01/16/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 8
01/16/2024: NOTICE:
A Development Review sign will be posted on the property. This sign will be
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posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the
appropriate time.
Comment Number: 9
01/16/2024: 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 4 to 8 weeks prior to the hearing.
Comment Number: 10
01/16/2024: 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).
Comment Number: 11
05/28/2024: FOR RECORDING - PLAT:
Could you please update the City signature blocks on the plat? Instead of using
"this _______ day of ______A.D., 20____," could you opt for "on this day,
_____________" for the date? This alternative format facilitates smoother date
input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 3
06/11/2024: FOR HEARING
Please see comments on site plan, plat, and utility plan. Main issues relate to
cross access, off-site roadway design, pedestrian connectivity, details for
architecture, site plan notes, architecture notes.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 2
06/11/2024: FOR HEARING - UNRESOLVED, UPDATED:
Bike facilities are shown, but they do not meet LCUASS standards, and the
improvements do not incorporate what the Active Modes Plan or the East
Mulberry Plan envisioned for this street. The lack of connectivity has been
discussed and seems to be a concern in regards to the requirements of several
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departments. So it will be important to consider the Active Modes Plan and
East Mulberry Plan when thinking about connectivity. The minimum
requirements of a collector street shown in LCUASS Figure 7-4F should also
within public ROW. Additional infrastructure required by the Active Modes Plan
and East Mulberry Plan would be preferred to be in ROW, but a public access
easement would be acceptable as well.
Response: Public access easement has been added to the plat.
01/16/2024: FOR HEARING - REVISED:
The ultimate design for the Mulberry Frontage Road needs to include bike
facilities. The current design does not show bike facilities, so the design will
need to be updated. City staff recognizes that there may be some
discrepancies between the improvements envisioned by the Active Modes
Plan, which calls for a separated ten-foot multi-use path, and the East Mulberry
Plan versus the LCUASS collector cross-section in Figure 7-4F. We would like
to work with you to determine the ideal design for this location.
Response: Our current plan shows a bike lane on the frontage road in front of the property that meets
LCUASS standards and matches the recently built road that is part of the Bloom development to the east.
Also shown is a 5’ concrete pedestrian path with a 10 pedestrian easement which will allow for possible
future expansion.
Comment Number: 5
05/31/2024: FOR FINAL PLAN - UPDATE:
I am adding to this so it can be better implemented in the final design. We'll
want to see the cross section, profile for flowlines, labeled curvature, etc. This is
just so we have record of the street design in the event that future owners ever
want to try to dedicate this private street as public ROW.
Response: A cross-section is shown for the internal street/access. A flowline profile will be provided during
the final design/plan process.
01/16/2024: FOR FINAL PLAN:
Please provide a complete street design for the private street with Final Plan.
The design will not be required to meet LCUASS criteria, but we will need to
have a record of the design in the Final Plans that the City Engineer will keep on file.
Comment Number: 6
05/31/2024: INFORMATION:
This comment is resolved. The intent is to ensure that due diligence has been
done for the canal regarding its rights and any easements, be it prescriptive or
dedicated. Things like that have held projects up in later rounds, we want to
make sure all of that information is found early on.
Response: Comment Acknowledged.
01/16/2024: FOR HEARING:
Please provide additional survey information about Lake Canal. The plans
should show the centerline of the ditch and the top of embankment.
Comment Number: 7
05/31/2024: FOR HEARING:
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The sidewalks on the private drive are now outside of an access easement. Is
that intentional? If so, it should be clear that those sidewalks are for private use.
But given the proposed commercial uses, it might be good for pedestrians have
a legal means of accessing these businesses.
Response: The sidewalks are being shown within an easement on both sides of the private drive/access.
Comment Number: 8
06/11/2024: FOR HEARING - UPDATED:
The response to comment 4 said that improvements on Frontage Road added
adhered to LCUASS standards. I am seeing some things that are not consistent
with that claim that should be resolved prior to hearing. The utility easement
overlaps with the sidewalks. That easement should start at the back of walk. The
roadway width on Frontage Road should be 21 feet from centerline.
Response: The Roadway with has been updated to meet the 21’ requirement and dimension have been
added to the site plan.
Comment Number: 9
06/11/2024: FOR HEARING:
The barricade for closing of the frontage road to Mulberry now makes the turn
lanes on Mulberry obsolete. A restriping on Mulberry would probably be needed
and would need to be coordinated with CDOT.
Response: Restriping on Mulberry is being shown with this resubmittal and is being coordinated with
CDOT.
Comment Number: 10
06/11/2024: FOR FINAL PLAN:
We'll want to see a detail for that barrier between Mulberry and the frontage road.
Response: No detail required as barriers will not be installed on Mulberry.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
06/10/2024: FOR HEARING UPDATED: There are several inconsistencies
within the TIS that we would like corrected. The TIS references this as Bloom
Filing 1, but has been named Bloom Filing 6 within the Development Review
process. The approved Base Assumption Form within the study is no longer
representative of what is being built. We would like the Site Plan and Trip
Generation table to reflect what is actually being built. The Trip Distribution
should also be adjusted to reflect the changes from the first round of review now
that the access from the frontage road to Mulberry will no longer be accessible.
The western leg of the frontage road should probably have more traffic assigned
to it. CDOT may want the Summit View and Mulberry intersection evaluated as well.
Response: The name has been changed to Bloom, Filing 6. A revised Base Assumption packet has been
sent to Steve Gilchrist. The western leg of the Frontage Road and the Mulberry/Summit View intersection
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was discussed in the meeting with City staff. All pages in the revised Base Assumptions packet reflect the
most current information.
01/16/2024: FOR HEARING:
The Transportation Impact Study has been received and is being reviewed. See subsequent comments.
Comment Number: 2
06/10/2024: FOR HEARING UPDATED: CDOT will need to be routed, and
coordination will need to occur regarding the adjacent frontage improvements
along the frontage road as this is still their jurisdiction. This may include
approval for the design of auxiliary turn lanes. The TIS conclusions should also
clearly stipulate the closure of the access between the frontage road and
Mulberry that will be required by this development in order to satisfy the
requirements for the CDOT Access Permit.
Response: The cross section of the Frontage Road and the right-turn auxiliary lane was discussed in a
meeting with CDOT staff. We have included the closure of the right-turn access from Mulberry as part of
the revised TIS.
01/16/2024: FOR HEARING:
In coordination with CDOT (Colorado Department of Transportation) the access
from the frontage road to the highway will need to be closed with the
development of this property given the anticipated trips that will be generated.
The US 287-SH 14 Access Management Report calls for the closure of the
median at Dawn Court and the elimination of movements to and from the
highway. This will change the overall scope of the TIS with this access being
closed. We will need to continue to coordinate with CDOT on this and any
adjacent frontage improvements that they will require.
Comment Number: 3
06/10/2024: FOR HEARING UPDATED: This was not addressed in the
updates to the TIS or within any of the plans for your development. While
potions of your development are vehicle based, bike and pedestrian
accessibility is still required and the level of service standards still apply. An
alternative mitigation strategy will be needed to address the lack of connectivity
to this site for bikes and pedestrians.
Response: A meeting with City staff was held and the discussion regarding connectivity of peds and bikes
was inconclusive. The City committed to provide more direction in regards to this connectivity issue, yet
after multiple emails and meetings between us and the City no direction was received. The Bloom, Filing 6
project will construct sidewalks within the site and adjacent to the Frontage Road. A bike lane will be
provided adjacent to the Frontage Road. However, the sidewalk and bike lane will still not be connected to
the improvements constructed near the Greenfields roundabout due to lack of right-of-way and the ditch
crossing. In addition to this, there was no sidewalk constructed on the north side of the Frontage Road
near the Greenfields roundabout. It is requested that the City provide more direction with regard to this
connectivity issue.
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01/16/2024: FOR HEARING:
The Transportation Impact Study details an unacceptable lack of sidewalks and
continuity to all bike and pedestrian destinations in this area. Further
coordination will be needed to determine a mitigation strategy that will require
some off site connectivity and improvements. The City preference would be a
pedestrian bridge with connectivity to the north.
Comment Number: 4
06/12/2024: FOR HEARING: I'm leaving this comment active to make sure any
site plan changes to accommodate cross access or emergency access will still
allow for the appropriate queuing for the potential uses within this site. I'm
comfortable with how this was addressed in round two, but just want to make
sure it is being considered in the future.
Response: A queue analysis will be provided again for the coffee shop and the car wash. The fast-food
restaurant use was changed to a C-Store/Gas Station.
01/16/2024: FOR HEARING:
Additional conversations will be needed regarding the queuing analysis
provided. While the study indicates this site will be able to accommodate the
minimum standard, past experience with these two types of businesses has
resulted in the stacking of vehicles from drive through lanes extending out onto
City streets. A better understanding of how this will be mitigated if issues arise
will likely be needed. Emergency access will need to be maintained for the
remaining sites. Was queuing evaluated for the car wash at all?
Comment Number: 5
06/10/2024: FOR HEARING UPDATED: The side path recommended in the
Active Modes Plan will either need to be built according to the plan, or have
associated right of way dedicated to accommodate it in the future, regardless of
prioritization. This will need further coordination with our Engineering staff as well.
Response: The sidepath can be accommodated along the frontage when the City implements this element
of the active modes plan along Mulberry Street.
01/16/2024: FOR HEARING:
In addition to the external coordination with CDOT, further conversations may be
needed regarding the adjacent frontage improvements along the frontage road
in order to determine what will be required to meet the recommendations
outlined in the City's Active Modes Plan. It currently calls for a side path along
the frontage road, which may require a widened sidewalk to accommodate a multi use function.
Comment Number: 6
06/10/2024: FOR HEARING: Internal pedestrian connectivity to the coffee
shop and carwash are very limited and not detailed. This will need further coordination.
Response: The new site plan shows the internal sidewalk connections to all of the lots.
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Comment Number: 7
06/12/2024: FOR HEARING: The conclusion regarding pedestrian LOS
details that Transfort Route 16 provides service on Harmony Road. Please correct this.
Response: Acknowledged and revised.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
01/04/2024: 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
The project contains slopes steeper than 3:1.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
Response: Comment Acknowledged. The maximum slope for the project is not greater than 3:1
Comment Number: 2
01/04/2024: 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 under 3 acres so only a sequence chart needs to be
provided on the erosion control plans. Please ensure that the Erosion Control
Plans provided include a sequence chart in accordance with (FCSCM Ch 2 Section 6.1.3.2)
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. (This has been received but please include with subsequent rounds
of review and incorperate into Erosion Control Report)
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Response: Erosion and Sediment Control Report will be provided with Final Submittal.
Comment Number: 10
06/05/2024: FOR FINAL PLAN:
Please see redlines on the Utility plan for key items missing from the Erosion
Control Plan. We understand the fluid nature and anticipated changes to plans
during the PDP process and that Erosion Control Submittals are not required
for Hearing. A more formal review of Erosion Control Materials will occur during
Final Development Plan please refer to the Fort Collins Stormwater Criteria
Manual, Chapter 2 Section 6 for Erosion Submittal Requirements.
Response: The redlines only include comments regarding sequencing for the project and does not include
erosion control items that are missing from the plan.
Contact: Kevin Meyer kmeyer@fcgov.com
Topic: Floodplain
Comment Number: 1
06/10/2024: FOR INFORMATION:
A portion of this property is currently located in the FEMA-regulated, 100-year
Cooper Slough flood fringe and must comply with the safety regulations of
Chapter 10 of City Municipal Code.
Response: Comment Acknowledged.
Comment Number: 2
06/13/2024: FOR HEARING:
It is my understanding that the area covered under this Filing is planned to have
the floodplain removed through a LOMR. The Consultant that is doing the LOMR
received comments from the City/County/other parties following a first round
submission. The City has not received comment responses addressing
comments and concerns at this time. Any inquiries about the status of the
LOMR should be requested directly from the consultant providing LOMR
services. Until such time that the effective floodplain has been removed from
site, please note the following text on plat, site plan, drainage report, and
grading plan.
1. “Portions of this property are located in the FEMA regulated, 100-year
Cooper Slough flood fringe. Any development within the floodplain must comply
with the safety regulations of Chapter 10 of City Municipal Code.”
2. “Any construction activities in the flood fringe (e.g. structures, sidewalk or
curb & gutter installation/replacement, utility work, landscaping, etc.) must be
preceded by an approved floodplain use permit, the appropriate permit
application fees, and approved plans.”
3. “At-Risk population, essential services, hazardous materials, and
government services critical facilities are prohibited in the 100-year floodplain.”
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4. Any non-residential structures within the 100-year flood fringe must be either
elevated or floodproofed 18 inches above base flood elevation.
5. Any elevators of liquid storage tanks in the 100-year flood fringe or attached
to a structure within the flood fringe must be constructed to comply with FEMA requirements.
Response: Requested notes have been added.
Comment Number: 3
06/10/2024: FOR HEARING:
Please show the boundaries of the floodplain on site drawings as applicable.
Contact floodplains@fcgov.com for floodplain CAD line work. Once LOMR is
approved, floodplain linework will need to be redrawn to match approved condition.
Response: The floodplain from the LOMR has been added to the plans.
Comment Number: 4
06/10/2024: FOR INFORMATION:
If any construction activities will take place in the floodplain, please utilize the
development review checklist for floodplain requirements when preparing your plans for submittal.
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.pdf?1522697905
Response: Comment Acknowledged.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 6
06/10/2024: FOR HEARING - REMINDER:
Response: Comment Acknowledged - the owner is working with the ditch company for the required letter.
01/16/2024: FOR HEARING:
Irrigation ditch permission to drain into their ditch is required for the outfall of this
site. A "Letter of Intent" is required before a public hearing can be scheduled.
Comment Number: 11
06/10/2024: FOR HEARING:
Please dedicate the private drive as a drainage easement so lots can utilize the driveway for drainage.
Response: This has been added.
Comment Number: 12
06/10/2024: FOR HEARING:
Please include the required rain garden volume so there is a reference to what
is required for the assumed impervious area.
Response: The required rain garden volume is shown in the drainage report and the volume has also been
added to the plans.
Comment Number: 13
06/10/2024: FOR HEARING:
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Sub-basin B will need to include an offsite drainage conveyance path, with a
dedicated drainage easement, when it develops for Sub-basin C and the
private drive. Please add notes on the drainage plan to this affect.
Response: Comment Acknowledged and easements and notes have been added. The access roadway is
also a drainage easement. Lot specific flow paths will be determined at such time that each lot develops,
but easements have been added to Lot 2 to provide for a conveyance path to the detention pond.
Comment Number: 14
06/10/2024: FOR HEARING:
On the drainage plan, Subbasin B is mislabeled for the assumed c-factor. Please revise.
Response: The C-factor has been revised.
Comment Number: 15
06/10/2024: FOR HEARING:
Please add some additional landscaping to the detention area, including trees.
Response: Additional landscaping has been added.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
01/16/2024: SITE SPECIFIC:
Light and Power does not have existing electric facilities near the site. Light and
Power is currently installing facilities for Bloom Filing 1 to the frontage road. We
will need to extend electric from the frontage road to the site as part of this
project. Electric facilities are to be installed in the parkway, in-between curb/gutter and sidewalk.
Response: Comment Acknowledged
Comment Number: 2
06/12/2024: INFORMATION:
Transformer locations for lots will be determined for each lots development project submittal.
Response: An onsite transformer is being shown on the utility plan. Lot specific locations are unknown at
this time as the users and site layout for each lot is unknown.
01/16/2024: 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
proposed transformer locations for each lot on the Utility Plans.
Comment Number: 3
06/12/2024: INFORMATION:
Meter locations will be determined for each lots development project submittal.
Response: Comment acknowledged.
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01/16/2024: INFORMATION:
Meter locations will need to be coordinated with Light and Power. Please show
proposed meter locations on each lot on the utility plan. Reference Section 8 of
our Electric Service Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Comment Number: 4
06/12/2024: INFORMATION:
Electric facilities are typically installed in the parkway (between back of curb and sidewalk).
Response: Comment acknowledged.
01/16/2024: 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.
Comment Number: 5
01/16/2024: 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. Light and Power will need to bore the ditch to provide electric to the site
Response: Comment acknowledged - please clarify with Comment 1 above. It is the design teams
understanding the electric service will be from the north from Bloom Filing One.
Comment Number: 6
01/16/2024: FEES:
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/builders-and-developers/plant-investment-development-fees
Building site charges will apply for all electric installation interior to the site.
Comment Number: 7
01/16/2024: INFORMATION:
A customer service information form (C-1 form) and preliminary one line
diagrams for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Comment Number: 8
01/16/2024: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
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Comment Number: 9
01/16/2024: 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?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Comment Number: 10
06/12/2024: INFORMATION:
It is not ideal to have a sidewalk within the utility easement along the frontage
road. With the existing utilities shown along the frontage road, Light and Power
anticipates installing electric facilities in the 9ft utility easement behind the
frontage rd right of way. Electric facilities cannot be located under sidewalk within utility easement.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
06/11/2024: INFORMATION ONLY (REPEAT):
The presence of natural features on the project site necessitates a process for
the creation of a Natural Habitat Buffer Zone to protect that natural feature. For
the public hearing, the project must demonstrate adequate space to satisfy
buffering requirements and that any mitigation is feasible. For final approval, the
details and specifics of restoration and/or mitigation must be created. For
permitting phase, development agreement language will be created to
memorialize the buffer and clarify requirements, and a security will need to be
provided prior to the issuance of a Development Construction Permit that
accounts for the installation and establishment of the Natural Habitat Buffer Zone.
Response: The NHBZ is shown on the plan and the existing detention pond makes up most of this area.
There will be some adjustment made to the detention pond outside of the NHBZ area and the plan shows
additional trees and pollinators within this area. Native grasses will be included within any disturbed areas.
Comment Number: 6
06/11/2024: FOR FINAL APPROVAL (UPDATED): A restoration plan based
on adaptive management principles will be required that addresses weed
management, seedbed preparation, seeding, and outlines the reference
area-based success criteria, general timeline, and monitoring methods. An
abbreviated version containing the key points of the plan will be required on the site/landscape plan.
With the NHBZ line passing through the detention area the entirety of the
detention area needs to be treated the same as the NHBZ in terms of
establishment and maintenance.
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Comment Number: 7
06/11/2024: FOR HEARING (UPDATED): The two pages of the Pollinator
Master Plan from Bloom Filing 1 must be included in the Landscaping Plan.
Response: These 2 sheets have been added to our plan set.
Comment Number: 8
06/11/2024: FOR HEARING (UPDATED): Please depict the entirety of the
NHBZ on the photometric plan to demonstrate compliance with Article 3.2.4(D)(6).
Response: The planner requested the photometric plan be removed from the PDP set and provided with
later development plans for each lot.
Comment Number: 9
01/16/2024: FOR FINAL PLAN:
Several seed mixes will be needed for this site. All seed mixes should be
tailored to the site’s edaphic conditions, anticipated moisture level, desired
aesthetics, ecological goals, and expected level of traffic. Seed mixes used in
Natural Habitat Buffer Zones (NHBZs) are required to be composed entirely of
species native to Fort Collins. Contact the Environmental Planner to discuss
appropriate seed mix(es) and rate(s).
Comment Number: 10
06/11/2024: FOR HEARING (UPDATED): Please depict a detention basin
seed mix for use in the lower portions of the detention basins for Hearing – the
particulars of the mix can be finalized at the FDP stage.
Response: Seed mix has been included.
Comment Number: 11
06/11/2024: FOR HEARING (UPDATED): The following standard Native Seed
Mix Notes still need to be included on the Landscape Plan:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
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SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS
ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING
ACTIVITIES.
7. 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.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS
THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO
BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
Response: Note has been added.
Comment Number: 13
06/11/2024: FOR HEARING: Please continue the NHBZ line to the property boundary on all plan sets.
Response: NHBZ line has been updated.
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Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
01/12/2024: FOR HEARING:
There is a location on site (indicated on the redlines) where the parkway is less
than the required LCUASS Standard (8-ft width). Please widen the parkway in
this area to provide adequate room for the street trees to grow. We understand
that this may be a private street but this will still be a maintenance problem.
Response: We are providing a 5’ width for upright ornamental trees within the tree lawn with the
anticipation that the developer of each property will provide shade trees on the outside of the sidewalk per
the city’s recommendation during their site plan review process.
Comment Number: 2
01/12/2024: FOR HEARING:
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 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: Utilities are shown on the landscape plan and adjustments have been made to plant material to
assure proper separations are adhered to as stated above.
Comment Number: 3
01/12/2024: FOR HEARING:
Please do not include the following species because they have shown not to be
reliable in the Colorado Front Range.
Acer x Freemannii 'Autumn Blaze' - Poor soil tolerance
Quercus robur - Has been impacted by gambel oak borer
The following trees have been overplanted and should only be used in less than
3% of total plantings.
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Quercus macrocarpa
Gleditsia triacanthos
Pyrus calleryanna
The following species listed on the planting plan should be reserved for
protected sites and they have shown hardiness issues in Fort Collins.
Cercis canadensis
Aesculus hippocastanum
please clarify if Acer ginnala - Amur maple or Acer glabrum - Rocky mountain
maple is intended for use on the plan. Acer glabrum would not be considered a
tree as it is usually only a multistem shrub.
Response: These trees have not been included within the landscape plan. The Acer species is not
proposed to be used in the landscape plan.
Comment Number: 4
06/11/2024: FOR HEARING
Please address the parkway size adjacent to the turn lane. Currently the
parkway is below our standard for accommodating shade trees. the trees can
either be moved behind the walk or other adjustments can be made to allow for
an increased parkway size.
Response: Trees have been relocated behind the sidewalk.
Comment Number: 5
06/11/2024: FOR INFORMATION
Please use a larger ornamental tree than thornless cockspur hawthorn in the
private street parkway they are difficult to prune to a height to allow easy access
for cars and pedestrians.
Response: Ornamental tree updated.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
01/16/2024: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | 970.416.8077
Comment Number: 2
06/11/2024: REPEAT COMMENT - UNRESOLVED:
Until the location of the pedestrian location is determined, an easement may still
be needed somewhere on the site.
Response: All sidewalks and pedestrian easements are shown on the plans following discussions and
acceptance by the city planner.
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01/16/2024: FOR HEARING:
Please add public access easement for trail along the east side. No pedestrian easement has been added
to the east side. There are no trail connections to this site, the pedestrian connections that are part of this
application oare shown on the plans.
Response: The pedestrian connection to each use shall be determined at the time that site plan
applications are submitted for each lot.
Comment Number: 3
06/11/2024: REPEAT COMMENT - UNRESOLVED:
There needs to be a pedestrian connection to the overall Bloom Project and the
future Trail that will run along the Lake Canal. This can be achieved north over
the ditch, or via multi-modal path along the Frontage Road. Please coordinate
with Planning, Traffic and Engineering.
Response: Multiple discussions have occurred with the city, the ditch company and the developer about a
possible connection to the Bloom housing development and it has been determined that this will not occur.
01/16/2024: FOR HEARING:
Please continue to coordinate with Planning, Traffic, Transportation Planning
and Park Planning regarding trail connection across the ditch.
Response: As stated above.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
06/10/2024: UPDATED
FOR HEARING
Access has been provided within 150 feet of all portions of the proposed
buildings. The fire lane does not meet the minimum requirements found in comment 2.
Response: Revisions have been made to the fire lane and a temporary turnaround has been added to
plans. Additional signs for the fire lane have been added.
01/16/2024: FOR HEARING:
FIRE APPARATUS ACCESS – IFC 503.1.1
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.
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.
Any of the private roads to be used for emergency access will need to be
dedicated as EAE on the Plat. This access will also need to meet all fire lane requirements found below.
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Comment Number: 2
06/10/2024: UPDATED
FOR HEARING
The updated site plan shows a dead end road exceeding 150 feet with no
turnaround. A turnaround or 2nd point of access will be required for approval.
Fire lane signage and loading will also need to be added to the civil plans for Final.
Response: Revisions have been made to the fire lane and a temporary turnaround has been added to
plans. Additional signs for the fire lane have been added. Lane is 26’ wide; radii are 25’ inside; 51’ outside;
note added regarding load; lane connects to the frontage road. Dimensions for temporary turnaround
added to plans.
01/16/2024: FOR HEARING:
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30
feet in height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
The corners and roundabout proposed are assumed to be fire apparatus
access. They do not meet the minimum turning radius requirements.
A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
Please indicate how dead end fire apparatus is provided turnaround.
Any drive through stacking will need to allow of the unobstructed width required for fire apparatus.
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Comment Number: 4
06/10/2024: UNRESOLVED
No hydrant has been provided along Mulberry.
Response: Hydrant has been added near the southeast corner of the site along Mulberry Frontage Road.
01/16/2024: FOR FINAL PLAN:
WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any commercial building as measured
along an approved path of vehicle travel. Infill hydrants are required every 1,000
feet along streets for transportation hazards. For arterial streets with medians,
the spacing for infill hydrants shall be 500 feet alternating on each side.
The proposed hydrant is within the distance to the structures but you need to
verify adequate flow is possible for 1 hydrant. A hydrant will be required along Mulberry for Infill as well.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
Commercial 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 & state amendments (currently 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
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: 2021 IECC commercial chapter.
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INFORMATIONAL ITEMS:
Commercial occupancies must provide 10ft to 30ft of fire separation (setback)
from property lines 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 adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
Buildings using electric heat, must use heat pump equipment.
A City licensed commercial general contractor is required to construct any new commercial structure.
Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
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.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building 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.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
06/10/2024: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1
06/10/2024: 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 redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Response: Updates provided.
01/16/2024: 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 redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
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John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
06/10/2024:
INFORMATION: Preliminary irrigation plans are due at FDP should include a
landscape plan, a water budget and hydrozone map. Your water budget must be
under 15 gallons/square foot for the property annually. Final irrigation plans are
due at building permit application, but we encourage you to submit them earlier
in case changes need to be made. Detailed irrigation submittal requirements
can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submittal-reqs.pdf?1649260267
Response: Preliminary irrigation plans have been included with this submittal.