HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/18/2025
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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
May 30, 2025
RE: Bloom Filing Three, FDP250003, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Bloom Filing Three. 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
03/31/2025: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence
with other reviewers and keep me informed of any phone conversations. Thank you!
Response: Acknowledged
Comment Number: 2
03/31/2025: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
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will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Response: Acknowledged
Comment Number: 3
03/31/2025: 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?1703783275
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.
Response: Acknowledged
Comment Number: 4
03/31/2025: 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 PDFs.
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-Aut oCAD.html
Response: Acknowledged
Comment Number: 5
03/31/2025: 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.
Response: Acknowledged
Comment Number: 6
03/31/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Response: Acknowledged
Comment Number: 7
03/31/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: Acknowledged
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Comment Number: 8
03/31/2025: FOR RECORDING – PLAT AND PLANNING SET - UPDATED:
Thank you for updating the signatures blocks, specifically the input for the date on the Plat.
To improve clarity, I've broken out the rest of the original comment into comments 9-12.
03/31/2025: FOR RECORDING – PLAT AND PLANNING SET:
Could you please update the City signature blocks on the Plat and Planning
Set? 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.
Please add "or Designee" to the titles under the signature line, e.g., City Engineer or Designee.
Specifically on the plan set, please update the title, Director of Planning, to PLANNING CERTIFICATE
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Response: Acknowledged
Comment Number: 9
03/31/2025: FOR RECORDING – PLAT:
“or Designee” was added to the City Engineer signature title line, can you ALSO add it to
the CDNS Directors signature title line; “Director of Community Development and Neighborhood
Services or Designee”.
Response: Completed
Comment Number: 10
03/31/2025: FOR RECORDING – PLAN SET:
Please add "or Designee" to the Directors titles under the signature title line, e.g.,
“Director of Community Development and Neighborhood Services or Designee”.
Response: Completed
Comment Number: 11
03/31/2025: FOR RECORDING – PLAN SET:
Please update the signature block header, Director of Planning, to PLANNING CERTIFICATE
Response: Completed
Comment Number: 12
03/31/2025: FOR RECORDING – PLAN SET:
Could you please update the City signature blocks on the Planning Set?
Instead of using "this _______ day of ______, 20___," could you opt
for "on this day, ____________" for the date? This alternative format facilitates
smoother date input with digital signatures.
Response: Completed
Comment Number: 13
04/01/2025: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this project.
I will provide a recording checklist and process information when we are closer to this step.
Response: Acknowledged
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Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 3
05/29/2025: INFORMATION - DEVELOPMENT AGREEMENT:
The first draft of the Development Agreement was sent to the applicant team on May 29, 2025.
04/01/2025: INFORMATION - DEVELOPMENT AGREEMENT:
Thank you for submitting the Development Agreement Information form. City
staff will begin drafting your DA during the second round of review, and I will
email the draft to your team once it has been reviewed by the City Attorney's Office.
Response: We did receive this, thank you
Comment Number: 6
05/22/2025: FOR RECORDING:
I have some redlines about items to be cleaned up on the utility plans. These
can be addressed with the Recording Docs submittal if there is not an additional round of review.
Response: Aspen has updated/correct all redlines, including street names.
Comment Number: 7
05/30/2025: FOR RECORDING:
The private street names need to be updated to match the street names
established by Bloom Filing Four on the east side of Aria Way. Angela Avenue
should be Potter Drive. Bode Boulevard should be Bellamy Lane. Please make
these changes wherever the private street names appear in the plans.
Response: These have been changed
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 3
05/30/2025: ACCEPTED:
Thank you for providing the requested erosion control plans, report and escrow
calculation. All submitted erosion materials are accepted. You will be notified
via email with instructions to submit fees and escrow along with the required
forms. This email will also have instructions for requesting an initial erosion
control inspection when you are ready you start your project.
If the nature, scope, size or design of this project deviates from the submitted
materials, updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater inspection fees.
Response: Acknowledged
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Topic: Fees
Comment Number: 4
05/30/2025: 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 16 lots, 16.36 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 $2,547.51 . 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 this project. Based on the plans we identified 0
number of porous pavers, 1 number of bioretention/level spreaders, 0 number
of extended detention basins, and 0 number of underground treatments, results
in an estimate of the Stormwater LID/WQ Inspection fee to be $ $315.00 .
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: Acknowledged
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
04/01/2025: INFORMATION:
Light and Power currently has conduit stubbed under International Blvd. on the
north end of the project to feed the site. Light and Power will need to extend
conduit along the public roads and into the site to feed transformers for the building.
Response: Acknowledged
Comment Number: 2
05/30/2025: FOR FINAL APPROVAL- UNRESOLVED:
Below comment was not addressed with round 2 submittal.
04/01/2025: FOR FINAL APPROVAL:
As proposed, the electric service to the multifamily buildings exceeds our max
wire size of #500 kcmil. Please revise.
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Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
Response: The electrical design team is coordinating directly with Light and Power.
Comment Number: 3
05/30/2025: 05/30/2025: FOR FINAL APPROVAL - UNRESOLVED:
Below comment was not addressed with round 2 submittal.
04/01/2025: FOR FINAL APPROVAL:
Depending on the revisions to the electrical services to the building, it is likely
Light and Power can possibly feed (2) buildings with a single 3phase
transformer. A meeting to discuss service requirements and transformer
placement for the buildings is requested once power requirements are known.
Response: Aspen has removed transformers from each building, as directed by MEP team. Please see updated utility plan and
arch/mep drawings for electrical.
Comment Number: 4
05/30/2025: 05/30/2025: FOR FINAL APPROVAL - UNRESOLVED:
Below comment was not addressed with round 2 submittal.
04/01/2025: FOR FINAL APPROVAL:
Meter location(s) will need to be coordinated with Light and Power. Please
show proposed meter location 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
Response: The electrical design team is coordinating directly with Light and Power.
Comment Number: 5
04/01/2025: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the developer.
Response: Acknowledged
Comment Number: 6
04/01/2025: 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/builders-and-developers/plant-investmen t-development-fees
Response: Acknowledged
Comment Number: 7
04/01/2025: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Light and Power typically has stock of our materials, including transformers, and
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we work on a first-come, first serve basis with our inventory stock. We will
assess what we have available when this project gains City approval and
progresses to construction. Light and Power is working hard to secure materials,
transformers, and orders have been placed with our manufactures to replenish inventory.
Response: Acknowledged
Comment Number: 8
04/01/2025: 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: Acknowledged
Comment Number: 9
04/02/2025: INFORMATION:
Light & Power will need AutoCAD files of the site plan, utility plans, and
landscape drawings once plans are approved.
Response: Acknowledged
Comment Number: 10
04/02/2025: INFORMATION:
Any existing and 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: Acknowledged
Comment Number: 11
04/02/2025: INFORMATION:
Energy Services contact information:
For additional information on our renewal energy programs please visit the
website below or contact Brian Tholl (btholl@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Response: Acknowledged
Comment Number: 12
04/02/2025: 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/electricservicestandar ds.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
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 3
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05/27/2025: All comments from Environmental Planning have been resolved.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 3
05/21/2025: UNRESOLVED
Note 17 of the site plan still shows six-inch numerals.
03/28/2025: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
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.
Site plan note 17 indicates six-inch numerals. This will need to be corrected to
show eight-inch numerals.
Response: This has been corrected
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
03/24/2025: BUILDING PERMIT:
Multi-family 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 2021 IPC)
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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
New 2024 building codes will be adopted in early 2026.
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.
Response: Acknowledged
Topic: General
Comment Number: 2
03/24/2025: BUILDING PERMIT - INFORMATION:
• Electric vehicle charging parking spaces are required per local IBC
amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging.
• If the 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 amendment.
• Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
• If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
• A City licensed commercial general contractor is required to construct any new multi-family structure.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• The energy code requires all new buildings pass a building air tightness test
(blower door) and submit documentation of such before final CO can be issued.
• 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.
Response: Acknowledged
Comment Number: 3
03/24/2025: BUILDING PERMIT - 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
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information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Response: Acknowledged