HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 07/16/2025
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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 05, 2024
Galloway Civil Response:
Galloway Transportation Response:
B40 Response:
Engine8 Response:
Ownership Response:
Aqua Engineering- Irrigation Response:
RE: Bloom Commercial - Tract GG, Bloom Filing One, PDR240010, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Bloom Commercial - Tract GG, Bloom Filing One. 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
10/23/2024: 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. Include me in all email correspondence with
other reviewers and keep me informed of any phone conversations. Thank you!
B40 Response: Noted
Comment Number: 2
10/23/2024: HEARING:
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The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements.
For the hearing, we will formally notify surrounding property owners within 800 -
1,000 feet (excluding public right-of-way and publicly owned open space). As
your Development Review Coordinator, I will assist with preparing the mailing
and coordinating the hearing date with your team.
A neighborhood meeting is not required for this development request. If you
would like to hold a meeting to engage your neighborhood regarding the
proposal prior to the hearing, I can assist you with this request.
B40 Response: Based on discussions with the city, planning has approved the overall commercial
backbone infrastructure to purse approval through a BDR process with the food hall building pursuing
approval through the standard PDP/FDP process.
Comment Number: 3
10/23/2024: INFORMATION:
I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process
information, see the Development Review Guide at www.fcgov.com/drg. This
online guide features a color-coded flowchart with comprehensive, easy to read
information on each step in the process. This guide includes links to just about
every resource you need during development review.
B40 Response: Noted
Comment Number: 4
10/23/2024: SUBMITTAL:
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with this comment letter and
the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
item for your project, please reach out to me.
B40 Response: Noted
Comment Number: 5
10/23/2024: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter is
required. The final letter is provided to you in Microsoft Word format. Please use
this document to insert responses to each comment for your submittal, using a different font color.
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
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
B40 Response: Noted
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Comment Number: 6
10/23/2024: 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?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.
B40 Response: Noted and these standards have been followed
Comment Number: 7
10/23/2024: 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-Aut oCAD.html
B40 Response: Noted and these standards have been followed
Comment Number: 8
10/23/2024: FEES:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review
process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before submitting.
Development Review Application Fees will be due at the time of the project being
submitted for formal review. If you have any questions about fees, please reach out to me.
B40 Response: Noted
Comment Number: 9
10/23/2024: FEES:
Payments can be made by check, debit/credit card or eCheck.
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If paying by check, make payable to “City of Fort Collins”. This is accepted at
the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess,
select Planning/Development Review and search by inputting your project's information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added
to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
• ECheck payments include a convenience fee of $0.50 added to all
payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment
method will be used. If choosing to pay online, your Development Review
Coordinator will provide you with the project information when the fees are available to be paid.
B40 Response: Noted
Comment Number: 10
10/23/2024: SUBMITTAL:
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a Completeness Review. Staff has until noon that Friday to determine
if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a
formal meeting. Please check with me, your Development Review Coordinator,
regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
B40 Response: Noted
Comment Number: 11
10/23/2024: NOTICE:
Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, 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
B40 Response: Noted
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Comment Number: 12
10/23/2024: INFORMATION:
Once your project has been formally reviewed by the City and you have received comments,
please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
B40 Response: Noted
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
11/04/2024 East Mulberry Corridor Plan
The East Mulberry Plan depicts a trail that runs parallel to the Lake Canal,
please include trail and connection into trail from the overall development.
Ideally, this connection would be located as an extension of the pedestrian
framework of the east/west street.
B40 Response: The trail along the Lake Canal and the connection from the pedestrian framework of the
East/west street to the trail has been represented in the proposed design.
Comment Number: 2
11/04/2024: Staff does not have a preference of either splitting the project into
two (infrastructure or combined infrastructure development plan) as
contemplated in the PDR application. In either case staff will ensure that enough
information in provided to establish an integrated pattern of streets as depicted in the concept plan.
From planning's perspective, it might be best to run all components in a single
application to save application costs and harmonize all the overlapping
elements of design. If this were done, it would be best to delineate phases of
the overall development in the site plan, utility plan, and development
agreement. Let's chat more about how improvements could be split
logically between this plan and subsequent users of the site. Below are a few
things that will need to be discussed if infrastructure is split over multiple phases.
Phase 1: Wellness Business Suite and Standard Restaurant
Focus on essential infrastructure to support the central feature and wellness
business suite. This may include all or some portion of the perimeter street
system, stormwater management including LID features, site utilities, and a bus
stop. A comprehensive list of specific improvements should be included in the
plans and agreement. You may want to consider which improvements provide
the greatest benefit to the overall community and future tenants (maybe the
complete construction of Aria and connecting it into the frontage road).
Phase 2,3,4, and Beyond
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Encompass all remaining infrastructure and development elements not addressed in Phase 1.
B40 Response: Based on discussions with the city, planning has approved the overall commercial
backbone infrastructure to purse approval through a BDR process with the food/wellness building pursuing
approval through the standard PDP/FDP process.
Comment Number: 3
11/04/2024: Regarding PUD Standard, Integration of the Transit Stop, please
coordinate with FCMoves regarding the location of a bus stop for Route 14. An
easement will be necessary once the location of the bus station is decided.
B40 Response: A proposed location for a Type 3 bus stop has been shown in the plans for FCMoves and
city review / comment.
Comment Number: 4
11/04/2024: Overall, excellent concept plan. The scale of street layout, on-street parking,
outdoor spaces building arrangement, plaza spaces, parking location, and
green edge along Greenfields, all align with the City's vision established by the
East Mulberry Plan, and PUD Master Plan.
One item that will need to be further discussed is in regard to the application
narrative stating that all streets internal to the site will be private. Engineering
staff has indicated that Aria is likely to attract through traffic, and because of this
would recommend that the street be made public.
It is also staff's observation that the cross-section may be smaller than the
existing portion of Aria north of the site. Pending additional details, planning
staff does support the smaller cross-section and will work with engineering to
recommend approval of a variance to the public street requirements of Larimer
County Urban Area Street Standards.
B40 Response: This approach has changed since concept submittal/review with engineering and planning
having been involved in the conversations to date, including proposed road section, public and private
streets, etc. The team will continue to work with all departments to accommodate the stated variance to
noted street standards.
Comment Number: 5
11/05/2024: An application contains a process question regarding buildings
less than 25,000 SF being subject to Type 1 reviews. From what staff can tell
this only applies to Large Retail Establishments. This type of use is defined as,
a retail establishment, or any combination of retail establishments in a single
building or in separate but abutting buildings, or a movie theater or an indoor
recreational use, occupying more than twenty-five thousand (25,000) gross
square feet of floor area.
Does this definition match what your team is looking to establish?
Engine8 Response: This question response will be provided with the official PDP/FDP submittal for this
Parcel. Anticipated timeline for this 1st submittal is May/June 2025.
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Comment Number: 6
11/08/2024: Based on the description of uses within the application and additional
conversation with the applicant team, staff suspects the project should enable
the following land uses through the development process. If any uses that the
applicants had in mind are missing, please reach out for additional guidance:
Bar and tavern (Type 1) shall mean, an establishment providing or dispensing
fermented malt beverages, and/or malt, special malt, vinous or spirituous liquors
and in which the sale of food products such as sandwiches or light snacks is
secondary (also known as a tavern).
Offices (Type 1)
Personal and Business Service Shops (BDR) shall mean, shops primarily
engaged in providing services generally involving the care of the person or such
person's apparel or rendering services to business establishments such as
laundry or dry-cleaning retail outlets, portrait/photographic studios, beauty or
barber shops, employment service, or mailing or copy shops.
Regarding the food concept, staff believes that 'standard restaurant' to be the best fit.
Please review the definition to ensure the operations function within these described parameters.
Standard Restaurant (Type 1) shall mean, any establishment in which the
principal business is the sale of food and beverages to customers in a
ready-to-consume state; where fermented malt beverages, and/or malt, special
malt or vinous and spirituous liquors may be produced on the premises as an
accessory use; and where the design or principal method of operation includes
one (1) or both of the following characteristics:
(1) customers are served their food and/or beverages by a restaurant employee
at the same table or counter at which the items are consumed; or
(2) customers are served their food and/or beverages by means of a cafeteria-type
operation where the food or beverages are consumed within the restaurant building.
As for the 'central gathering place', this is seen as an overall
component/accessory use of District 3 and could possibly run with the
backbone infrastructure. Maybe this is a way to process a separate
infrastructure application as a BDR if it can be reasonably interpreted as an
accessory use to the PUD as a whole. Staff will have additional internal
conversation and follow-up with specific guidance.
B40 Response: Based on conversation with staff to date the project is pursuing the central gathering place or park as
an overall component/accessory use of District 3 and will be pursued under a separate infrastructure application as a
BDR. The food concept buildings, structures and overall site will follow the initial BDR submittal as a standard PDP/
FDP process. This direction was based on further discussions with staff following the initial concept meeting.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
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Comment Number: 1
11/05/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
B40 Response: Noted
Comment Number: 2
11/05/2024: INFORMATION: Please add a paved trail along the north side of
the Lake Canal. This trail is called out in the Mulberry Corridor Plan. The trail
will be designed and constructed by the development and owned and maintained
by the City of Fort Collins Parks Department.
B40 Response: This trail has been accommodated in the plans submitted. The applicant assumes the trail
will be designed and constructed by the development and owned and maintained by the City of Fort Collins
Parks Dept as noted above.
Comment Number: 3
11/05/2024: INFORMATION: Park Planning and Development must approve
the trail alignment and design. The developer will be required to develop a
centerline profile and cross-sections for the trail as part of the site design during
the final plan phase. Final plans should include the ability to meet ADA standards.
B40 Response: Noted. The first BDR submittal is currently representing the proposed horizontal design
and placement and any internal site connections. Future submittals will additional information necessary
for final approvals as noted above.
Galloway Civil Response: Profiling and cross-sections for trails will be provided with the second submittal
and demonstrate compliance with ADA requirements.
Comment Number: 4
11/05/2024: INFORMATION: The future trail alignment cannot be used to
provide internal pedestrian circulation and cannot provide direct access to
buildings. Internal access to the recreational trail from the internal
bike/pedestrian system should be provided at limited and defined access points.
B40 Response: The trail is being designed to only accommodate one central point of access to the main
center of the Bloom District 3 development, with no direct access to the trail from buildings for internal
pedestrian circulation for the development.
Comment Number: 5
11/05/2024: INFORMATION: The typical paved recreational regional trail
cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in
areas of high traffic area or other areas of potential user conflicts.
A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of
vegetated area: there shall be 3’ wide level shoulders on both sides of the trail,
providing 3’ of horizontal clearance from vertical obstructions such as trees,
transformers, fences and/or walls. Modifications of the typical cross-section
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must be approved by Park Planning & Development.
B40 Response: The curent trail is being designed to the be a 10’ wide concrete trail following the Larimer
County Urban Area Street Standards, Figure 17-1. Please provide further clarification on the additional
requirements requested above the over the standard section and the associated easement sizing.
Galloway Civil Response: Trail is currently 10’ and will be completed with a section, cl profile and meet
ADA requirements with the second submittal
Comment Number: 6
11/05/2024: INFORMATION: An adequate Public Access Trail Easement shall
be dedicated on the plat and shown on all plan sets. The easement shall extend
3' from edges of trails to allow for Parks' routine maintenance of trail.
B40 Response: Noted and shown on plans
Galloway Civil Response: Easement provided.
Comment Number: 7
11/05/2024: INFORMATION: A trail easement may not be located within a ditch
easement unless the applicant provides written approval for the trail easement
within the ditch easement from the ditch company The paved trail surface cannot function
as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch.
B40 Response: Noted and this applicant will be pursuing a separate easement for the trail
Comment Number: 8
11/05/2024: INFORMATION: The trail easement may coexist within a Natural
Habitat Buffer Zone if approval is obtained from Environmental Planning.
B40 Response: Noted and this applicant will not be pursuing this approach noted above
Comment Number: 9
11/05/2024: INFORMATION: Grading within the designated trail easement is
required to occur during overall site grading. Plans must indicate that the final
grade within the easement can provide a trail alignment that meets the
American Disabilities Act (ADA) standards for cross slopes between 1 and 2%
and a maximum centerline profile grade of 5%. Construction documents should
include trail profiles and cross sections to demonstrate the ability to meet ADA standards.
Galloway Civil Response: Profiling and cross-sections for trails will be provided with the second submittal
and demonstrate compliance with ADA requirements. Trail completion and grading to be completed with
future tracts.
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Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
11/04/2024: This development will need to comply with the Mulberry and
Greenfields Public Benefits Agreement and the Bloom Filing One Development Agreement.
Galloway Civil Response: Noted
Comment Number: 2
11/04/2024: The Bloom Filing One Development Agreement requires
development of Tract GG to construct all remaining public street improvements
for the south side of Donella Drive, the west side of Greenfields Drive, and the
north side of the Frontage Road. These improvements will need to be
completed before the first building permit will be issued for Tract GG.
Galloway Civil Response: These improvements are planned to be completed with the main infrastructure
package, other area within the new tracts to be completed at the time of that development.
Comment Number: 3
11/04/2024: Will this project include a replat of Tract GG? Any right-of-way and
easements required for the project can be dedicated with or without a plat.
However, if there are multiple easements and right-of-way to be dedicated, it
may be more cost effective to replat. You may want to discuss this with your surveyor.
Galloway Civil Response: Tract GG is being plated with this submittal.
Comment Number: 4
11/04/2024: Why is Aria Way proposed as a private street? City staff anticipate that there
will be cut-through traffic on this section of Aria Way. City staff believe this should be a public street.
Galloway Civil Response: Public and private ROW and easements have been discussed with the city and
the plat delineates the proposal.
Comment Number: 5
11/04/2024: The intersection of Aria Way with the Frontage Road will require
approval from CDOT. It is possible that CDOT will require this intersection to be
restricted to right-in right-out turning movements.
Galloway Civil Response: Noted, we can discuss with CDOT on FM vs RI/RO
Comment Number: 6
11/04/2024: The access point onto Greenfields Drive appears to be proposed
along the median for the north leg of the roundabout. City staff are comfortable
with this access location. Engineering staff would not support a variance for a
full movement access point onto this section of Greenfields.
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Galloway Civil Response: Noted, RI/RO is proposed here
Comment Number: 7
11/05/2024: This project will need to coordinate with Bloom Filing Six to
provide a pedestrian and bike connection along the Frontage Road across
Lake Canal and in front of the property at 3200 E Mulberry St. As an off-site
improvement, the timing for these improvements will be determined with
evaluation of the TIS. The timing for this requirement will also be documented in
the development agreement for this project.
Galloway Civil Response: This was discussed with City Staff and a slip lane is proposed to provide access
across the ditch along the Frontage Road
Ownership Responses:
Comment Number: 8
11/08/2024: My remaining comments are general information that is provided
to every project at the conceptual stage. Depending on the ultimate scope of the
project, some of these comments may not be relevant, and other information not
included in this list may become relevant. If you have any questions about my
site-specific comments above or my informational comments below, please
contact me at sbuckingham@fcgov.com or 970-416-4344.
Galloway Civil Response: Noted
Comment Number: 9
11/08/2024: INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees
are due before issuance of building permit. For more information, please visit
https://www.fcgov.com/engineering/tcef.php.
Galloway Civil Response: Noted
Comment Number: 10
11/08/2024: INFORMATION:
Any damaged curb, gutter and sidewalk existing before construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, must be replaced or restored to City of Fort Collins
standards at the Developer's expense before the acceptance of completed
improvements and/or before the issuance of the first Certificate of Occupancy.
Galloway Civil Response: Noted
Comment Number: 11
11/08/2024: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part
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of this project.
Galloway Civil Response: Noted
Comment Number: 12
11/08/2024: INFORMATION:
Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available
online at: https://www.larimer.org/urban-area-street-standards-2021
Galloway Civil Response: Noted
Comment Number: 13
11/08/2024: INFORMATION:
The location and design of bicycle improvements are determined by the Active
Modes Plan, adopted by City Council in December 2022. Various designs are
designated by street as outlined on the following map:
https://fcgov.maps.arcgis.com/apps/webappviewer/index.html?
id=21f8371afffd4b339ce7bcbdb6b27585 Any frontages not shown should
default to LCUASS standards.
Galloway Civil Response: Noted
Comment Number: 14
11/08/2024: INFORMATION:
Some designs outlined in the Active Modes Plan and the Master Street Plan
have not yet been added to LCUASS. Please inquire with staff if the
designation of the specific frontage or intersection you are developing does not
have a corresponding standard in LCUASS.
Galloway Civil Response: Noted
Comment Number: 15
11/08/2024: INFORMATION:
This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project (i.e. drainage, utility,
emergency access). This shall include the standard utility easements that are to
be provided behind the right-of-way (15 foot along an arterial, 8-foot along an
alley, and 9-foot along all other street classifications). Information on the
dedication process, as well as deed templates for dedication by separate
document, can be found at: http://www.fcgov.com/engineering/devrev.php
Galloway Civil Response: Plat provided with ROW and easements
Comment Number: 16
11/08/2024: INFORMATION:
Utility plans will be required and a Development Agreement will be recorded
once the project is finalized. Please use LCUASS Appendix E as a reference
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for what needs to be included in the utility plans.
Galloway Civil Response: Current set being provided is at the preliminary level.
Comment Number: 17
11/08/2024: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained before starting any work on the site.
Galloway Civil Response: Noted
Comment Number: 18
11/08/2024: INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
B40 Response: Noted. This comment will apply to the future parcel developments and will be addressed
with the future submittal process tied to those parcels.
Comment Number: 19
11/08/2024: INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way
are only permitted upon approval of an encroachment permit. Applications for
encroachment permits shall be made to the Engineering Department for review
and approval before installation. Encroachment items shall not be shown on the
site plan as they may not be approved, need to be modified or moved, or if the
permit is revoked then the site/ landscape plan is in non-compliance.
Galloway Civil Response: Noted
Comment Number: 20
11/08/2024: INFORMATION:
The development cannot use the right-of-way for any Low Impact Development
to treat the site’s storm runoff. We can look at the use of some LID methods to
treat street flows – the design standards for these are still in development.
Galloway Civil Response: Noted
Comment Number: 21
11/08/2024: INFORMATION:
Doors are not allowed to open out into the right-of-way.
Galloway Civil Response: Noted
Comment Number: 22
11/08/2024: INFORMATION:
Any bike parking that is required for the project cannot be placed within the
right-of-way, and if it is placed just behind the right-of-way, it needs to be placed
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so that when bikes are parked, they do not extend into the right-of-way.
Galloway Civil Response: Noted
Comment Number: 23
11/08/2024: INFORMATION:
In regard to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development,
nor shall it be used for parking by any contractors, subcontractors, or other
personnel working for or hired by the Developer to construct the Development.
The Developer will need to find a location(s) on private property to
accommodate any necessary staging and/or parking needs associated with the
completion of the Development. Information on the location(s) of these areas
will be required to be provided to the City as a part of the Development
Construction Permit application.
Galloway Civil Response: Noted
Comment Number: 24
11/08/2024: INFORMATION:
Developments often involve negotiation and consensus with other agencies and
property owners. If there is an affected ditch, private easement/utility, HOA,
railroad, state maintained road, or offsite work that is anticipated with the
development of this site, it would be beneficial for the applicant to get those
conversations started now. Signed Letter(s) of Intent (LOI) from affected entities
must be accepted by the City before scheduling a public hearing, and these
documents are part of the development review submittal requirements. The City
will not approve projects that do not have the signed approval of affected
entities. A full list of submittal requirements can be found here:
https://www.fcgov.com/developmentreview/applications.php
Galloway Civil Response: Noted
Comment Number: 25
11/08/2024: INFORMATION:
Any Development that intends to do work within the CDOT right-of-way should
reach out to the agency directly in order to obtain the necessary permitting.
Please reach out to Tim Bilobran (timothy.bilobran@state.co.us) for more information.
Galloway Civil Response: Noted, we will reach out to CDOT as necessary for applicable work
Comment Number: 26
11/08/2024: INFORMATION:
There will be an update in 2025 to the City of Fort Collins Streetscape
Standards - LCUASS Appendix C. The update will require landscaping in
public right-of-way to comply with Colorado Senate Bill 24-005. Please reach
out with any questions about the right-of-way landscaping requirements.
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B40 Response: Noted
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
11/04/2024: PRE-SUBMITTAL: A Transportation Impact Study will be
required with the submittal of this project to determine consistency with the
Overall Bloom PUD plan. Based on the narrative and potential phasing of this
portion of the Bloom development, additional Traffic Memorandums may be
required as the internal sites/uses are finalized. These will all need to be
consistent with the Bloom PUD. Please contact Traffic Operations to scope this study.
Galloway Transportation Response: Noted
Comment Number: 2
11/04/2024: PRE-SUBMITTAL: The Colorado Department of Transportation
will need to be coordinated with to determine if there are any requirements for
access to the adjacent frontage road. While inside City Limits, the frontage
road it is still a CDOT facility. With Aria providing access to the frontage road,
CDOT may require closure of the access point from the highway to the frontage
road if this is not completed by Bloom Filing 6. This is consistent with the State
Highway Access Control Plan for Highway 14. Contact Tim Bilobran Region 4 Access Manager
at timothy.bilobran@state.co.us or 970-350-2163 prior to the first round of review.
Galloway Civil Response: Noted, we will contact CDOT and clarify
Comment Number: 3
11/04/2024: INFORMATION: With the request to phase this portion of the
development, including the transportation network, we will expect at a minimum
the build out of Aria Way from Donella to the Frontage Road will need to be
completed along with all adjacent frontage improvement to the frontage road.
Aria should remain a public roadway as it is to the north. The east/west internal
street could be considered for a privately maintained roadway.
Galloway Civil Response: Noted, Aria is proposed to be public, along with a section of the E/W road.
Comment Number: 4
11/04/2024: INFORMATION: Based on the initial site plan, east/west street
through the development will align with the access across Greenfields. This
access will be right in right out only with the median extending through the
intersection. The access onto the Frontage Road at Aria will need to be
evaluated to determine if this remains a full movement access or a restricted
movement. The final location will need to be determined first.
Galloway Civil Response: Noted. The E/W road ends at a median, intended to be RI/RO
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Comment Number: 5
11/04/2024: INFORMATION: The required TIS will need to include an
evaluation of the bike and pedestrian level of service and any potential
connections to adjacent bike/pedestrian generators. This could include off-site
improvements as we look to connect to adjacent areas of the Bloom
development along the frontage road, and the trail system. This will likely
require a contribution to connect to Bloom Filing 6 with a side path and bridge
over the canal and to the east.
Galloway Transportation Responses:This evaluation will be included in the TIS which will be provided with
2nd BDR submittal.
Comment Number: 6
11/04/2024: With the adoption of the City of Fort Collins Active Modes Plan,
the frontage road is now expected to have a two way side path along the north
side. This should be incorporated into the remaining portion of sidewalk that
was not built within the greater Bloom development.
Galloway Civil Response: Path provided as coordinated with the city
Ownership Response:
Comment Number: 7
11/04/2024: We will need to continue to coordinate with you regarding the
internal site plan and the pedestrian network. Based on the guidelines within
the PUD, the extension of pedestrian spine through this site will be critical and
will need to form a cohesive network that provides accessibility to all the
surrounding amenities. We are also looking for opportunities to possibly tie in
our transit network into the area and will need to coordinate on possible transit stop locations.
B40 Response: Noted. The design has been developed with pedestrian and bicycle connectivity in mind.
Further clarification and discussions with the city staff on a transit stop and future routes are requested from
the design team.
Department: Transportation Planning
Contact: Seth Lorson slorson@fcgov.com 970-416-4320
Topic: General
Comment Number: 1
Please plan to accommodate a Type 3 bus stop so Transfort can serve the
commercial and residential development. (Please see the Transfort Bus Stop
Design Standards and Guidelines for details:
http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf)
B40 Response: Noted. The design has been developed with pedestrian and bicycle connectivity in mind.
Further clarification and discussions with the city staff on a transit stop and future routes are requested from
the design team.
17
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
10/28/2024: 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
Based upon this project type, Conceptual Development Reviews (CDRs) &
Preliminary Design Reviews (PDRs) alone do not trigger erosion control
requirements. Please be aware that future submittals or planned work will be
evaluated based upon the submittal requirements of FCSCM and may require
Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees.
Galloway Civil Response: EC requirements will be provided with 2nd submittal.
Department: Stormwater Floodplain
Contact: Taryn Tigges
Topic: Floodplain
Comment Number: 1
11/04/2024: INFORMATION: Portions of this property are currently
located in the FEMA-regulated, 100-year Cooper Slough flood fringe and must
comply with the safety regulations of Chapter 10 of the City Municipal Code unless
and until removed through a LOMR approved by FEMA.
Galloway Civil Response: Currently the site is in the process of having this removed. As a part of the
original bloom filing.
Comment Number: 2
11/04/2024: INFORMATION: If any construction activities will take place
in the 100-year floodplain (e.g. grading, structures, sidewalk or curb & gutter
installation/replacement, roads, utility work, landscaping, etc.), such activities
must be preceded by an approved floodplain use permit, the appropriate permit
application fees, and approved plans.
Galloway Civil Response: Currently the site is in the process of having this removed. As a part of the
original bloom filing.
Comment Number: 3
11/04/2024: INFORMATION: If any construction activities 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
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Galloway Civil Response: Noted
Comment Number: 4
11/04/2024: INFORMATION: 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 is working on the 3rd round of review
with the City. 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 the 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.
4. Any non-residential structures within the 100-year flood fringe must be either
elevated or floodproofed 18 inches above base flood elevation.
5. Construction of a residential structure is allowed in the 100-year flood fringe,
as long as the lowest finished floor of the building, and all duct work, heating,
ventilation, electrical systems, etc. are elevated 18-inches above the highest
Base Flood Elevation (BFE) within the footprint of the structure. This elevation
is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18-inches.
6. In the 100-year flood fringe, no new basement may be constructed below the
regulatory flood protection elevation in any new residential structure.
Galloway Civil Response: This has been added to the 1st round of documents. Further coordination will
occur as the LOMR process proceeds and these notes can be removed.
Comment Number: 5
11/04/2024: FOR INFORMATION: Please show the boundaries of the Cooper
Slough floodplain (effective and proposed) on site drawings as applicable,
including plat, utility plan, site plan, and drainage plan. Contact
ttigges@fcgov.com for floodplain CAD line work if needed.
Galloway Civil Response: Noted. Boundaries will be shown
Comment Number: 6
11/04/2024: FOR INFORMATION: A portion of this property is not currently in
the 100-year Cooper Slough flood fringe. However, we encourage structures
adjacent to the flood fringe to be elevated as well.
Galloway Civil Response: This should be addressed with the individual site developments.
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Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
11/05/2024: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Cooper
Slough Master Drainage Plan as well the Fort Collins Stormwater Criteria
Manual (FCSCM). The stormwater criteria manual is available on our website
here: https://www.fcgov.com/utility-development
AND
This site is part of Bloom Filing One development and must conform to the
drainage design of the approved development plans.
Galloway Civil Response: The original bloom drainage report will be referenced with these improvements
Comment Number: 2
11/05/2024: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
Galloway Civil Response: These are being provided
Comment Number: 3
11/05/2024: Stormwater outfall (site specific comment):
The stormwater outfall option for this site appears to be the storm sewer system
built with Bloom Filing One.
Galloway Civil Response: That is correct. Ties will be provided to the Bloom filing one design.
Comment Number: 4
11/05/2024: Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate.
Galloway Civil Response: Noted, adequate detention will be provided
Comment Number: 5
11/05/2024: Water Quality and Low Impact Development requirements
(standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites required
to be brought into compliance with the Land Use Code. There are two (2) categories
of LID requirements, the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50%
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of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
Galloway Civil Response: Noted, qualifying LID areas will be designed as a part of this development
Comment Number: 6
11/05/2024: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal.
This will apply to any volume-based stormwater storage, including extended detention basins
Galloway Civil Response: Noted
.
Comment Number: 7
11/05/2024: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete, and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Galloway Civil Response: Noted
Comment Number: 8
11/05/2024: Fees (standard comment):
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre
($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
or contact our Utility Fee and Rate Specialists at (970) 416-4252 or
UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates
21
Galloway Civil Response: Noted.
Comment Number: 9
11/05/2024: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Galloway Civil Response: Noted, site will be designed to handle flows
Comment Number: 10
11/05/2024: Spill Control for Fuel Sales (site specific comment):
Spill control structures are required for all new and redeveloping gas stations
and vehicle maintenance facilities. In addition to emergency spill response
procedures, such as the use of absorbent booms, structural spill controls must
be used to protect all areas downstream of the site including roadways,
drainage channels, storm sewer systems, wetlands, creeks and tributaries from
petroleum products and other pollutants that are stored and handled at gas
stations and vehicle maintenance facilities.
The spill control structure can be a below-grade concrete vault and should be
placed in a location on the site that allows for spills to be directed toward it. Low
flows, both pollutant spills and runoff from small storms, should be able to be
directed into the control structure. Larger storm flows may be directed into the
control structure but more likely will overtop a curb or bypass the spill structure
and runoff toward the site detention basin.
The spill control structure or vault must have a minimum capacity of 150 gallons.
The vault should be covered for safety although ventilation should be provided to
allow for evaporation between storms.
Galloway Civil Response: Noted
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
11/05/2024: Other District (site specific comment):
This project site is located within the East Larimer County (ELCO) Water
District and the Boxelder Sanitation District for water and sewer service. Please
contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements.
Galloway Civil Response: Design will be coordinated with them through the approval process
Comment Number: 2
11/05/2024: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode
Aqua Engineering- Irrigation Response: Noted
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Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
11/05/2024: INFORMATION:
Light and Power currently has conduit stubbed to the south and east edges of
the property. Once Bloom Filings 3 and 4 are built, Light and power plans to
extend conduit to the north edge of the property and loop electric facilities through the site.
Galloway Civil Response: Noted, CAD coordination will need to occur to present this data.
Comment Number: 2
11/05/2024: 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
Galloway Civil Response: Noted
Comment Number: 3
11/05/2024: 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.
Galloway Civil Response: Noted
Comment Number: 4
11/05/2024: 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.
Galloway Civil Response: Noted
Ownership Responses:
Comment Number: 5
11/05/2024: 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.
Galloway Civil Response: Noted, utilities will be designed per requirements
23
Comment Number: 7
11/05/2024: 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 all proposed transformer locations on the Utility Plans.
Galloway Civil Response: Noted, CAD coordination will need to occur to present this data.
Comment Number: 8
11/05/2024: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights.
Please coordinate the light placement with Light & Power. Please reach out to
me before the first round of the Final Development Plan so I can provide a
streetlight layout. The City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Galloway Civil Response: We will coordinate after the 1st submittal (acting as a preliminary) and
subsequent comments.
Comment Number: 9
11/05/2024: INFORMATION:
A customer service information form (C-1 form) and a one line diagram 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
Galloway Civil Response: Noted
Comment Number: 10
11/05/2024: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Reference Section 8 of our Electric Service Standards for electric metering
standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Galloway Civil Response: Noted
Comment Number: 11
24
11/05/2024: INFORMATION:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately installed, maintained, and
metered. Please show all private streetlights and private meters on the plans.
B40 Response: all private lights will be shown and coordinated with future submittals along with a
photometric drawing for light levels.
Comment Number: 12
11/05/2024: INFORMATION:
Light & Power will need AutoCAD files of the site plan, utility plans, and
landscape drawings once plans are approved.
B40 Response: Noted
Galloway Civil Response: Noted, CAD will be provided as requested.
Comment Number: 13
11/05/2024: 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-investment-development-fees
Galloway Civil Response: Noted
Comment Number: 14
11/05/2024: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Ownership Response: Noted
Comment Number: 15
11/05/2024: 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
Ownership Response: Noted
Comment Number: 16
11/05/2024: 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
25
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Ownership Response: Noted
Galloway Civil Response: Noted
B40 Response: Noted
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
11/05/2024: FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to be 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. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height.
Emergency access used in private streets, or the parking areas will need to be
dedicated as EAE and meet the fire lane requirements found in comment 2.
This access can be extended to 300 feet if the building is equipped with an
approved automatic fire sprinkler system.
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 2
11/05/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment
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.
26
-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 are required on all signs.
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 3
11/05/2024: AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix
D105 Amendment
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore, be available on at least one entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial
fire apparatus access roads shall have a minimum unobstructed width of 26
feet, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations.
Aerial access will be required along an entire parallel side of any buildings over
30 feet in height measured from grade to roof.
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 4
11/05/2024: ACCESS TO BUILDING OPENINGS – IFC 504.1
An approved access walkway leading from fire apparatus access roads to the
main egress doors of the buildings shall be provided on this site. The walkway
shall be capable of providing access for emergency personnel and equipment.
Please provide details on the site plan for the access walkway.
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 5
11/05/2024: 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. The
27
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. 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.
Please add a note to the site plans and include any addressing numerals on elevation plans
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 6
11/05/2024: GROUP R SPRINKLER SYSTEMS
New multi-family buildings above 4 stories or with floor levels 30 feet above fire
department vehicle access shall be provided with NFPA13 fire suppression systems.
New multi-family buildings 4 stories or less or with floor levels 30 feet and below
fire department vehicle access shall be provided with minimum NFPA13R fire
suppression systems and Attic Protection as amended in 903.3.1.2.3
-Exception 1: Buildings that do not contain more than 6 individual dwelling units
and the units are separated from each other with a 1-hour fire barrier.
-Exception 2: Buildings that do not contain more than 12 individual dwelling
units and is divided into no more than 6 individual dwellings (complying with
exception1) by a minimum 2-hour fire wall.
AUTOMATIC FIRE SPRINKLER SYSTEM - Group M Occupancy
- IFC 903.2.7 Amendments: An automatic sprinkler system shall be provided for
Group M occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 SF;
2. The fire area is located more than three stories above grade plane.
3. The combined area of all group M fire areas on all floors, including any mezzanines, exceeds 24,000 SF.
AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-2 Occupancy
- IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A-2
occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 SF;
2. The fire area has an occupant load of 100 or more; or
3. The fire area is located on a floor other than the level of exit discharge.
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 7
11/05/2024: FIRE DEPARTMENT HOSE CONNECTION
- IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC will be reviewed at
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construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
Galloway Civil Response: Noted.
Comment Number: 8
11/05/2024: WATER SUPPLY – Commercial/Multi-family
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 portion of a commercial building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered
accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
WATER SUPPLY - Residential
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual
pressure is required within 400 feet of any portion of a residential building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered accessible to the site.
Galloway Civil Response: Noted.
Comment Number: 9
11/05/2024: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in
accordance with IFC Section 907.5
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 10
11/05/2024: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority
Bureau Policy P-13-8.11
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted
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in an approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure.
Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed.
Each set will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority.
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 11
11/05/2024: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST
New and existing buildings require a fire department emergency communication system
evaluation after the core/shell but prior to final build out. For the purposes of this section,
fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be
established within a building, public-safety radio amplification systems shall be
designed and installed in accordance with criteria established by Poudre Fire
Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
Engine8 Response: Noted. Future PDP/FDP submittals for vertical development and planning for future
development will take this information into consideration.
Comment Number: 12
11/05/2024: INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC).
Development plans and building plan reviews shall be designed according to
the adopted version of the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
Engine8 Response: Noted.
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Comment Number: 13
11/05/2024: PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
Engine8 Response: Noted.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
11/05/2024: PRE-SUBMITTAL FORESTRY INVENTORY
If there are existing trees onsite. Please schedule an on-site meeting with City
Forestry (fhaberecht@fcgov.com) to obtain tree inventory and mitigation
information. Please note that these existing significant trees should be retained
to the extent reasonably feasible. This meeting should occur prior to the next
round of review. Forestry recommends scheduling the on-site tree inventory as
early in the design process as possible.
B40 Response: Existing trees have just been planted Spring 2025 along the Greensfield Blvd and frontage
Road ROWs. These trees have been shown in the plan as existing to remain/protect for the entire ROW /
tree lawn. Two (2) trees at the new east/west street will be in conflict and have to be removed to
accommodate the new road connection, as shown in the submittal.
Comment Number: 2
11/05/2024: If there are existing trees to be removed an “Existing Tree Removal
Feasibility Letter” must be provided detailing justification for all proposed
existing tree removals on the development site. The purpose of this letter is for
the city to maintain a record of all proposed significant tree removals and
justifications. Existing significant trees within the project’s Limits of Disturbance
(LOD) and within natural area buffer zones shall be preserved to the extent
reasonably feasible. Streets, buildings, and lot layouts shall be designed to
minimize the disturbance to significant existing trees. Where it is not feasible to
protect and retain significant existing tree(s) or to transplant them to another
on-site location, the applicant shall replace such tree(s) according to City mitigation requirements.
B40 Response: Noted. Letter has been provided for the two (2) trees noted in the comment above.
Comment Number: 3
11/05/2024: Please provide a landscape plan that meets the Land Use Code
(LUC) 5.10.1 requirements. This should include the existing tree inventory, any
proposed tree removals with their locations clearly noted, a detail outlining the
critical root zones of each existing tree on the landscape plans, and any
proposed tree plantings (including species, size, quantity, and method of
transplant). The critical root zone is defined as 12 inches in radius per one inch
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in tree diameter measured at 4.5 ft above the ground.
The plans should also include the following City of Fort Collins notes:
•General Landscape Notes
•Tree Protection Notes
•Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
B40 Response: Noted
Comment Number: 4
11/05/2024: 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.
10’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
B40 Response: Noted. Project team will continue to work with these dimensional offset requirements.
Comment Number: 5
11/05/2024: The LUC 5.10.1 standard for Tree Species Diversity states that to
prevent insect or disease susceptibility on a development site or in the adjacent
area or the district, species diversity is required, and extensive monocultures
are prohibited. The following minimum requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
According to Land Use Code 5.10.1(D)(c)(II), canopy shade trees shall
constitute at least (50%) of all tree plantings.
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B40 Response: Noted. This information has been taken into account for species selections
Comment Number: 6
Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the
presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban
forest has reached the maximum percentage of the following species:
Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc.), Bur Oak
(Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep
these species at 2% or less of the development tree plantings. The following
trees are not recommended in Fort Collins: Autumn blaze maple, Northern red
oak, English oak, pin oak, red maple, scotch pine.
B40 Response: Noted. This information has been taken into account for species selections
Comment Number: 7
11/05/2024: Canopy shade trees should be planted at 30-40’ spacing
5.10.1(D)(c)(I) in the ROW along street frontages.
B40 Response: Noted
Comment Number: 8
11/05/2024: Each landscape island should be 8’ in its smallest dimensions to
allow for tree root growth (LUC 5.10.1).
B40 Response: Noted.
Comment Number: 9
11/05/2024: Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths.
B40 Response: Noted
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
10/29/2024: BUILDING PERMIT:
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)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of the current City of Fort Collins code amendments can be found at fcgov.com/building.
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The new 2024 buildings codes will be adopted in 2025.
· 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.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· 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 s.f.. (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.
Ownership Response: Noted
Comment Number: 2
10/29/2024: 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)
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 2025.
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Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
• Electric vehicle charging parking spaces are required 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.
• 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 with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email their Development Review Coordinator to
schedule a pre-submittal meeting.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
Ownership Response: Noted
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Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
11/05/2024: All development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying
and/or design work. Please contact our office if you need up to date Benchmark
Statement format and City Vertical Control Network information.
Galloway Civil Response: Sught provided on NAVD88
Comment Number: 2
11/05/2024: If submitting a Subdivision Plat is required for this property/project,
the title/name may not begin with addresses in numeral form. Address numbers
must be spelled out. Please contact our office with any questions.
Galloway Civil Response: Plat title will follow previous Bloom plat formats.
Comment Number: 3
11/05/2024: If a Subdivision Plat is required and aliquot corners are shown,
current acceptable Monument Records will be required. These are required with Round 1 submittal.
Galloway Civil Response: Monument records are provided.
Comment Number: 4
11/05/2024: Closure reports will be required for all Subdivision Plats,
Easements, and any other document requiring a legal description & sketch
being submitted for review. These are required with Round 1 submittal.
Galloway Civil Response: Closure reports are provided
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
10/24/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources, or
resources that are at least 50 years old and would require evaluation, on the
development site or within 200 feet of the development site.
B40 Response: Acknowledged