HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 01/29/2025
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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
November 22, 2024
RE: Bloom Filing Six, PDP230017, Round Number 4
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
01/16/2024: 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
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
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.
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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: 12
11/20/2024: INFORMATION:
If the Project Development Plan is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 6
11/19/2024: FOR FINAL PLAN:
Staff will have several text-related clean-up items for Final Plan Review.
Additionally, from staff coordination it seems as though several items still need
to be worked out with the private street and offsite payment in-leu.
RESPONSE: Response to hearing redlines has been provided.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 2
11/19/2024: FOR HEARING - UNRESOLVED:
Please submit the feasibility study for the off-site improvements at your earliest
convenience. Staff will need to review this ahead of the Hearing, and the
Planning and Zoning Commission may have questions based on the feasibility
study. Staff will recommend a condition of approval for the off-site
improvements to be designed for the first Final Plan submittal.
RESPONSE: This has been provided.
09/04/2024: FOR HEARING - UNRESOLVED:
The addition of a public access easement along the frontage does not
sufficiently address this comment. The proposed frontage improvements do not
incorporate what the plans mentioned below call for. Having a sidepath will even
reduce the amount of frontage infrastructure that would otherwise be required by
LCUASS because an on-street bike lane would not be needed. Connectivity
standards can be further addressed with Planning and Traffic, but incorporating
a sidepath also allows for having a separated bike/ped bridge that would be
easier to build than expanding the current culvert. Utilizing the sidepath allows
for 22 feet of unused ROW along the neighboring property, which is more than
enough width to connect to the main Bloom development.
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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
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.
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.
Comment Number: 7
11/19/2024: FOR HEARING - UNRESOLVED:
The sidewalks for the private street must be contained with Tract A. Additionally,
City staff cannot waive the requirement for a utility easement along each edge
of Tract A. This utility easement serves many utility providers who would need to
be consulted on whether their needs can be met without the easement. You may
choose to take the time to coordinate with the utility providers and demonstrate
that you can meet their needs without this easement, or you may choose to
proceed to Hearing without coordinating with the utility providers, understanding
that staff will recommend a condition of approval to include the sidewalks within
Tract A and provide the utility easement along each edge of Tract A. Staff will
draft the condition language to allow us to determine the width of the easement
during Final Plan review.
RESPONSE: Plat has been revised showing the 10’ PUE along each edge of Tract A.
09/17/2024: FOR HEARING - UNRESOLVED (UPDATED):
I apologize for not being clear. The sidewalks should be a part of Tract A.
Private streets are defined in the LUC as a parcel of land and sidewalks are
part of streets. Having it all within the tract helps with maintenance obligation for
the future property owner's association. The utility easements along the private
street should be outside of the proposed sidewalks.
05/31/2024: FOR HEARING:
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.
Comment Number: 12
11/18/2024: FOR FINAL PLAN:
This comment will remain active for Final Plan submittal.
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RESPONSE: The geotechnical report for the site has been added to the cover sheet.
09/05/2024: FOR FINAL PLAN:
The soils report should be referenced on the cover sheet of the utility plans.
Comment Number: 13
11/21/2024: INFORMATION:
Engineering is comfortable proceeding to the Hearing with conditions of
approval, as discussed in the meeting on November 20 and described in comments 2 and 7.
RESPONSE: Acknowledged
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
11/18/2024: FOR HEARING UPDATED: Based on the external coordination
and comment response, a clear understanding of the timing of the feasibility
study and conceptual plans will need to be memorialized. This is typically
completed prior to allowing a project to go to hearing to insure the appropriate
mitigation is going to be made with proportional contribution. We will need to
coordinate further to determine if this is something that can be provided, or
does this need to be a condition of approval for the project.
RESPONSE: Understood.
09/16/2024: FOR HEARING UPDATED: In order to accommodate the
inability to meet the Adequate Public Facilities minimum level of service
standards, off-site improvements will be needed and include a sidewalk and
bridge over the canal that will eventually tie into the extension of the sidewalk
system within the greater Bloom development. The Minimum Requirements for
Adequate Public Facilities are outlined in the section 3.7.3(E) of the Transitional
Land Use Code. Mitigation measures are detailed in chapter 4.6 Mitigation
Measures of the Larimer County Urban Area Street Standards.
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.
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.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
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11/19/2024: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
RESPONSE: Acknowledged
Topic: Plat
Comment Number: 1
11/19/2024: FOR FINAL APPROVAL:
Please make changes as marked in the Technical Services (TS) markup PDF.
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: Mark-ups have been addressed.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
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: Acknowledged.
Comment Number: 16
11/13/2024: FOR FINAL PLAN:
09/13/2024: FOR FINAL PLAN:
Thank you for your acknowledgement of Erosion comments from the previous
PDP round of review. We understand projects are subject to revisions during
PDP reviews and it is not practical to submit Erosion Control Submittals at this time.
We will expect Erosion Control submittals (Plan, Report, Escrow Calculation) at
FDP round 1 for review and comments. Please refer to the City of Fort Collins
Stormwater Criteria Manual, Chapter 2, Section 6 for the required Erosion
Control Submittals for your project. This can be found at the following website.
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/erosion/
RESPONSE: Drainage Report, Plan and Escrow Calculation are being provided with the submittal.
Department: Stormwater Floodplain
Contact: Kevin Meyer kmeyer@fcgov.com
Topic: Floodplain
Comment Number: 1
Please remove "Proposed LOMR Floodplain" linework from plat. Only include
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effective linework. Please also correct minor typo in Floodplain Note 5 from
"elevators of liquid" to "elevators or liquid".
RESPONSE: Plat revised.
Comment Number: 2
11/19/2024: FOR FINAL
Per prior communication, all tanks, dispensers, and canopy area associated
with the planned gas station must be located outside the 100-year floodplain.
The retail space may be in the floodplain, but redundant pump/tank safety
systems and shutoffs must be located outside the floodplain. No propane sales
may be conducted while the retail space remains in the floodplain.
RESPONSE: Understood.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 20
11/20/2024: FOR FINAL APPROVAL:
Please add text in the drainage report including a description the sub-basins
drain into the rain gardens and then into the main detention pond.
RESPONSE: Text has been added in several locations in the drainage report that the future lot
development shall drain to the rain gardens.
Comment Number: 21
11/20/2024: FOR FINAL APPROVAL:
Please add notes stating when the rain gardens are to be built. They need to
be built with the first lot that drains into a particular rain garden.
RESPONSE: Text has been added (and also included in prior report) that the rain garden will be installed
with the Bloom Filing Six improvements.
Comment Number: 22
11/20/2024: FOR FINAL APPROVAL:
If the rain gardens are to be built now, then all details are needed in the plan set.
RESPONSE: Standard City detail added to plans and additional information for each rain garden added
to the plans.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 17
11/19/2024: FOR FINAL PLAN:
Language regarding the protection and enhancement of the Natural Habitat
Buffer Zone will be included in the Development Agreement for this project. 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. Prior to the FDP approval please provide an
estimate of the landscaping costs for the Natural Habitat Buffer Zone, including
materials, labor, monitoring, and weed mitigation for a minimum of three years,
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and irrigation. We will then use the approved estimate to collect a security (bond
or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit.
RESPONSE: Understood, the estimate will be provided on the next round once the landscape plan has
been generally approved.
Comment Number: 18
11/19/2024: FOR FINAL PLAN:
Environmental Planning will review NHBZ plant selection, notes, and linework during the FDP review.
RESPONSE: Understood.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 6
9/17/2024: FOR FINAL PLAN:
Please include specifics about tree quantities on plan.
RESPONSE: Plant quantities 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.
Comment Number: 4
09/18/2024: FOR FINAL PLAN:
Please incorporate the electric design on the utility plan for the next submittal.
RESPONSE: Proposed electric design is being shown on the plans.
06/12/2024: INFORMATION:
Electric facilities are typically installed in the parkway (between back of curb and sidewalk).
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
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developer. Light and Power will need to bore the ditch to provide electric to the site
RESPONSE: Please refer to the plans for electric routing
Comment Number: 6
09/18/2024: FEES:
Light and Power charges the costs to install the electric system in the private
drive to feed the development.
RESPONSE: Acknowledged
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: 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
RESPONSE: Acknowledged
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.
RESPONSE: Acknowledged