HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/22/2025
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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
August 22, 2025
Galloway Civil Response:
Galloway Transportation Response:
B40 Response:
Engine8 Response:
Ownership Response:
Aqua Engineering- Irrigation Response:
RE: Bloom Filing Nine, BDR250016, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Bloom Filing Nine. 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
08/05/2025: 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!
B40 Response: Noted
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Comment Number: 2
08/05/2025: 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
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
Comment Number: 3
08/05/2025: 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.
B40 Response: Noted
Comment Number: 4
08/05/2025: SUBMITTAL:
While the comment response letter indicates that the standards below were
followed, there is AutoCAD SHX text present in the Plan Set, and the Drainage
Report and Stormwater Management Plan have not been flattened.
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
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B40 Response: Noted
Galloway Civil Response: Noted
Aqua Engineering- Irrigation Response:
Engine8 Response:
Comment Number: 5
08/05/2025: 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.
B40 Response: Noted
Comment Number: 6
08/05/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
B40 Response: Noted
Comment Number: 7
08/05/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
B40 Response: Noted
Comment Number: 8
08/05/2025: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
Ownership Response: Noted.
Comment Number: 9
08/05/2025: FOR RECORDING – PLANNING SET:
Please update the Signature Line, from "Director" to "CDNS Director or Designee".
B40 Response: Signature Line has been updated as noted and per the signature blocks provided in the
formal comment response email.
Comment Number: 10
08/05/2025: FOR RECORDING – PLAT:
Could you please update the City signature blocks on the Plat? Instead of using
"this _______ day of ______A.D., 20____," could you opt for "on this day,
____________" for the date? This alternative format facilitates smoother date
input with digital signatures.
Galloway Civil Response: Noted, date updated
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Comment Number: 11
08/05/2025: FOR RECORDING – PLAT:
For the City Engineer signature line, please add "or Designee"
CITY ENGINEER OR DESIGNEE
Galloway Civil Response: Noted, note added
Comment Number: 12
08/05/2025: FOR RECORDING – PLAT:
For the Planning Approval signature block - please update anywhere it says
"Director of Planning" to CDNS Director.
Please update the Signature Line to "CDNS Director or Designee."
Galloway Civil Response: Noted, sig line updated
Comment Number: 13
08/05/2025: FOR APPROVAL:
The Director will make a decision to either approve, approve with conditions, or
deny the application. This decision will be based on whether the proposal
meets the requirements outlined in Step 8 of the Common Development Review
Procedures (Section 6.3.8).
We will send a written decision to the applicant, any individuals who provided
comments during the review period, and nearby property owners. The decision
will also be posted on the City’s website at fcgov.com/developmentreview/proposals
Ownership Response: Noted. Thank you.
Comment Number: 14
08/05/2025: FOR 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.
B40 Response: Noted
Comment Number: 15
08/05/2025: FOR RECORDING:
Once the decision has been finalized by the Director, there is a two-week
appeal period from the date of the signed decision. The project is not able to be
recorded until it is confirmed there are no appeals.
Ownership Response: Understood. Thank you.
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Comment Number: 16
08/05/2025: INFORMATION:
According to LUC 6.3.11, the Term of Vested Right allows a maximum of three
(3) years following the approval of a final plan or other site-specific development
plan. During this period, the applicant is required to undertake, install, and
complete all engineering improvements, including water, sewer, streets, curb, gutter, streetlights,
fire hydrants, and storm drainage, in accordance with city codes, rules, and regulations.
This timeframe constitutes the 'term of the vested property right.' Failure to
complete the required engineering improvements within this term will result in
the forfeiture of the vested property right. In such cases, resubmission of all
materials and reapproval will be necessary, following the requirements outlined in the Land Use Code.
Ownership Response: Understood. Thank you.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
08/19/2025 FOR DECISION:
Staff has several redlines contained within the PDF. Major redlines include:
Having further discussion of note indicating "Final Amenity Zone/ROW Design
to be determined at time of adjacent development."
Width of the Primary Pedestrian Way not meeting the minimum 18' tract
standard set by the PUD.
Width of attached sidewalk on the north side of Bloom Boulevard.
Connectivity location and design for the end of Bloom Boulevard.
Bus pull-out.
B40 Response: Comment responses have been provided for each plan redline on the associated sheets
Department: Engineering Development Review
Contact: Dave Betley dbetley@fcgov.com 970-221-6573
Topic: General
Comment Number: 1
08/11/2025: FOR APPROVAL:
The Utility Plans design is preliminary in nature. A more detailed review will be
necessary for before approval of the plans. The applicant will need to provide
all pertinent information for roadway design for approval of the utility plans.
Please be sure to include site visibility triangles and compliance.
Galloway Civil Response: Noted, detailed design to be provided with Final Plans and triangles provided for
landscape plans
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Comment Number: 2
08/11/2025: QUESTION:
There appears to be a bump out on Parcel HH for a utility or something in
alignment for Aria Way? Is this a utility and will it need a dedicated easement?
Galloway Civil Response: This is the existing monument and is not a utility
Comment Number: 3
08/18/2025: FOR APPROVAL:
Any work within the adjacent easements will require the signatures of the impacted parties.
Galloway Civil Response: Noted, signatures of impacted parties to be requested pending work in adjacent
easements and sig blocks added
Comment Number: 4
08/18/2025: DEVELOPMENT AGREEMENT:
The Development agreement requires the compliance with the following sections;
II.F.5.c, IIF.5.h, II.M.7. It appears that the developer is working to meet these requirements.
Galloway Civil Response: Noted, confirmed compliance with applicable sections as requested
Ownership Response: All DA items noted above have been met
Comment Number: 5
08/18/2025: FOR APPROVAL:
The Utility easement along the internal street are not continuous? This is
apparent along Bloom Boulevard and Aria Parkway south of Bloom Boulevard.
Since the development of the lots are unknown at this time, and the utility
information is not provided, it seems pertinent to have full dedication along
these stretches of right of way.
B40 Response: Per our meeting/conversation on September 26th, we discussed the reasoning
and intent to the proposed utility easements through the site and having some frontages and conditions
that are non conforming to standards. A proposed utility diagram was provided September 15th for internal
discussion with the city and utility provider(s) about our approach and reasoning for the utility easement
routing to provide more opportunity for the placemaking aspects of this community with a “main street”
block environment, minimize planting restraints on our park and multiuse sidewalk connection along Aria,
etc. Our team will continue to work through this approach as we receive additional feedback from the city
based on the conversations and deliverables provided to date.
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Comment Number: 6
08/18/2025: FOR APPROVAL:
Is the developer proposing the City to maintain the sections of Bloom Parkway
and Aria Way on lot GG? I know there was discussion at length on this topic
and I am not aware of the final determination. The proposed maintenance and
dedications will need to be revisited based on previous conversations.
Dedications and maintenance responsibilities may need to be revised.
Galloway Civil Response: Road sections on lot GG to be dedicated as public ROW per final plans
Ownership Response: Our team is under the impression that the Metro District will maintain the enhanced
sidewalks. We were going to do the tabletop, too, before it was removed. The streets, though, will be the
City's responsibility. The ROWs will be public.
Comment Number: 7
08/18/2025: FOR APPROVAL:
The access easement located at the southwest corner of the property will need
to be extended to the property line (Please see redline comments)
Galloway Civil Response: Noted, easement will be extended
Comment Number: 8
08/18/2025: FOR APPROVAL:
final utility plans meeting the Larimer County Urban Area Street Standards will
need to be completed before final approval.
Galloway Civil Response: Noted, Utility Plan and profiles to be provided with final submittal documents
Comment Number: 9
08/18/2025: FOR APPROVAL:
All bus stop locations and payments will need to be negotiated with FC Moves.
B40 Response: Noted. We have removed any information on the plans related to bus stop locations at
this time. Our team is happy to engage in a discussion for bus stop placement on Bloom Filing Nine, but
engagement and direction is needed from FC Moves prior to documenting a bus stop on the plans.
Comment Number: 10
08/18/2025: INFORMATION:
The final amenity zones will be designed and built by the adjacent lots. If the
irrigation meters are not set, then this could lead to costly street cuts fees for applicants.
Aqua Engineering- Irrigation Response: Noted. Current meter locations are designed to be installed in
Landscaped areas. No street cuts are needed with current design.
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Comment Number: 11
08/18/2025: FOR APPROVAL:
When developing the utility planset, please do not forget to provide spot
elevations for the handicapped ramps.
Galloway Civil Response: Noted, TOR, BOR spots to be provided with FDP
Comment Number: 12
08/18/2025: INFORMATION:
Since the Utility plans have not been submitted, determining the details needed
for the Development Agreement cannot be ascertained. The DA will
commence on the second round of submittal for of the Utility plans.
Galloway Civil Response: Noted
Comment Number: 13
08/18/2025: INFORMATION:
The public benefit agreement requires a contribution for the Frontage Road and
Highway 14 Median. There will need to be a greater discussion as to when this will be installed
and the amount of improvements the developer is proposing to install. Since this
development has the frontage, it is likely that the contribution will need to be included in this phase.
Ownership Response: We would like to have a separate offline conversation with Staff on this issue. Our
understanding is that Kim has created a small committee to evaluate PBA compliance and we would like to
start discussing this issue with that group very soon.
Comment Number: 14
08/18/2025: FOR APPROVAL:
The site plans show the water line and sewer. The public benefit agreement
calls out that each phase of the project will design the non potable water system.
Will this be included in the utility plans?
Galloway Civil Response: Yes, non-pot to be included
Comment Number: 15
08/18/2025: INFORMATION:
The public benefits agreement discusses an 18 foot tract behind Aria Way.
Can you please discuss how this is being met?
Galloway Civil Response: Noted, 18’ tract and ROW provided as discussed
Comment Number: 16
08/18/2025: FOR APPROVAL:
Please see redline comments on the site plan and the plat.
Galloway Civil Response: Redline comments will be addressed on site plan and plat
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Comment Number: 17
08/18/2025: FOR APPROVAL:
The multi-use path running along Bloom Boulevard is only seven feet wide. This does not
meet any of the LCUASS standards and is attached. Minimum width for such facilities is 8 feet,
but general requirement is ten feet. Please detach the facility and provide ten feet of width.
Is there a specific reason why the portion of the path align Aria is not ten feet?
B40 Response: An 8’ sidewalk will be provided along this section of Bloom Blvd to match the 8’ sidewalk
along Aria Way. Due to the local street section it is anticipated that the majority of bicycle traffic off the trail
will utilize a share street for internal bicycle circulation providing reasoning to match the Bloom Boulevard
and Aria Way facility widths.
Comment Number: 18
08/18/2025: FOR APPROVAL:
The project will need a soils study.
Galloway Civil Response: Noted, to be provided by Harftord
Comment Number: 19
08/18/2025: FOR APPROVAL:
The applicant will need to coordinate with CDOT for an access control permit.
Galloway Civil Response: Noted, applicant will coordinate with CDOT for permit
Comment Number: 20
08/19/2025: FOR APPROVAL:
The applicant will need to submit street cross sections and show how they are in
conformance with the LCUASS standards. There are sections where there are
no street trees and attached sidewalks. These areas will need to be redesigned.
Galloway Civil Response: Noted, street sections provided as discussed
B40 Response: The NW section of Bloom Blvd that has an 8’ sidewalk attached sidewalk with a ROW line
at the back of walk is not conforming to LCUASS standards, however this approach has been discussed
with Planning and Forestry Depts and the approach is acceptable to these departments. The team will
provide required street trees on the Lot 1 and Tract F frontages and will be privately maintained.
Comment Number: 21
08/19/2025: FOR APPROVAL:
The gravel service of the access road will need to be defined in the design and
coordinated with PFA. Please provide a turning radius at the end of Bloom
Boulevard and show that it works for a fire truck.
Galloway Civil Response: Noted, PFA exhibit to be provided
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Comment Number: 22
08/19/2025: FOR APPROVAL:
The applicant will need to submit street cross sections and show how they are in
conformance with the LCUASS standards. There are sections where there are
no street trees and attached sidewalks. These areas will need to be redesigned.
B40 Response: Duplicate comment – see response to comment 20.
Comment Number: 23
08/19/2025: FOR APPROVAL:
The gravel service of the access road will need to be defined in the design and
coordinated with PFA. Please provide a turning radius at the end of Bloom
Boulevard and show that it works for a fire truck.
B40 Response: Duplicate comment – see response to comment 21.
Department: Transportation Planning
Contact: Seth Lorson slorson@fcgov.com 970-416-4320
Topic: General
Comment Number: 1
08/22/2025: FOR APPROVAL:
The bus stop location shown will need to be vetted with Transfort. What is the
proposed route for a bus to get to this location? Future service to this site will
likely not occur until Greenfields is completed through to East Vine. The plans
have been sent to Transfort to evaluate the proposed stop location. Is there an
opportunity to place the bus stop on Greenfields?
B40 Response: Noted. We have removed any information on the plans related to bus stop locations at
this time. Our team is happy to engage in a discussion for bus stop placement on Bloom Filing Nine, but
engagement and direction is needed from FC Moves prior to documenting a bus stop on the plans.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
08/18/2025: INFORMATION:
The transportation impact study has been received and is in review. Previous
comments by the City requested the submittal of a the bike and pedestrian level
of service regarding connections along the frontage road to the west.
Your comment response was deferring this to the 2nd BDR submittal, but this should
be provided with this submittal since this will be a phased project and we would
like to understand what improvements will be necessary up front.
Galloway Transportation Response: The memo has been updated to address pedestrian and bicycle LOS.
Generally speaking the development is designed in a grid with significant sidewalk and trail connections
providing excellent LOS in both regards.
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Comment Number: 2
08/18/2025: FOR FINAL APPROVAL:
The proposed access of Aria onto the frontage road will need to be reviewed
by CDOT-Colorado Department of Transportation, as a new access permit will
likely be required. Further analysis will likely be needed to satisfy the
requirements of the State Highway Access Code, including anticipated
trips/traffic at the Aria intersection with the frontage road. Please include all
coordination in your next submittal. We will also need some follow up regarding
the required closing of the access from the frontage road to the highway to the
west of this project.
Galloway Transportation Response: The design of this intersection will be coordinated with CDOT when
that level of detail is available. All coordination will be provided when access permits are submitted and
being coordinated.
Comment Number: 3
08/18/2025: FOR FINAL APPROVAL:
The signing and pavement marking details are limited and we will need a fully
designed plan set for final approval. I have provided some preliminary redlines
to the horizontal control sheets. Please reach out if you have questions.
Galloway Civil Response: Noted, signage and striping plan to be provided with final submittal documents
Comment Number: 4
08/18/2025: FOR FINAL APPROVAL:
The gravel emergency access road should be detailed as an interim condition,
but a more final design should be conceptually considered at this stage. The
alignment of Bloom Blvd with this road and how this will function is concerning.
Galloway Civil Response: Conceptual grading for full build out has been considered
Comment Number: 5
08/18/2025: FOR FINAL APPROVAL:
Further coordination and detail will be needed regarding the proposed table top
intersection. We will need to look at how this will apply to ADA guidelines along
with the necessary warnings of a vertical device, and PFA review. The
continuous truncated domes are a concern as this would suggest the ability to
cross diagonally and instead of using the dedicated crosswalks.
Galloway Civil Response: Noted, table top has been removed and intersection cross walks to clearly define
path of travel and comply with ADA
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Comment Number: 6
08/18/2025: FOR FINAL APPROVAL:
Trees should not be planted within 50 feet on the advance to stop signs to
maintain visibility. Please show stop sign on the landscape plans to verify.
Galloway Civil Response: Noted
B40 Response: Per my email correspondence with Steve Gilchrist and Freddie Haberecht on September
24th it has been noted that in conditions where there is a roadway bulb out, if trees remain in the standard 8’
amenity zone planting alignment this 50’ dimension can be reduced as long as the mature tree branching/
canopy is 8’ in height above the ground. The design team has utilized this scenario stated above in a
number of locations throughout the site. In locations where no bulb out condition occurs the 50’ standard
requirement is being met.
Comment Number: 7
08/19/2025: FOR FINAL APPROVAL:
Further coordination will be needed regarding the build out of sidewalk/frontage
along the west end of the frontage road. Sidewalks should extend to the property lines
and we will need further details regarding the storage facility access and the slip lane into the street.
Galloway Civil Response: Noted, more detail to come with final submittal documents, South walk cannot
extend to prop line due to utility conflicts
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
08/15/2025: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion . This project was evaluated based upon the
submittal requirements of FCSCM. Based upon the provided materials we were
able to determine a total disturbed area. This project is part of a larger common development.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
Galloway Civil Response: Noted
Comment Number: 2
08/15/2025: FOR FINAL APPROVAL:
Please see redline comments on the Erosion Control Plan located within the
Utility Plans as well as the Erosion Control Report (SWMP) and make
necessary corrections for next round of review. Direct any questions to acrecca@fcgov.com.
Galloway Civil Response: Noted, redline comments addressed in SWMP plans
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Department: Stormwater Engineering
Contact: Matthew Kapp mkapp@fcgov.com
Topic: General
Comment Number: 7
08/19/2025: FOR FINAL APPROVAL:
Please verify required and postponed LID developments are included in notes
on utility plans and plat sheets.
Galloway Civil Response: Noted, LID requirements are to be completed with future tract and lot
development
Comment Number: 8
08/19/2025: FOR FINAL APPROVAL:
Please define/be more clear what "subsequent submittal" means in paragraph
2 of page 9 of the Drainage Report. For example: does this mean subsequent
pad site development, or as part of Filing 9 revisions?
Galloway Civil Response: Wording is clarified in Filing 9 final documents
Comment Number: 9
08/19/2025: FOR FINAL APPROVAL:
Please check (and revise or explain as necessary) "allowable release rate" and
"proposed release rate" values in the upper table on page 10. Proposed value
is greater than allowable.
Galloway Civil Response: Noted, rate to be adjusted
Comment Number: 10
08/19/2025: FOR FINAL APPROVAL:
Please include SWMM input data/parameters in Appendix E.
Galloway Civil Response: Refer to Appendix E for the requested SWMM input/parameters.
Comment Number: 11
08/19/2025: FOR FINAL APPROVAL:
The City encourages raingardens over sand filters. When additional info/future
submittals are provided, the City will confirm purposed LID features meet landscaping standards.
Galloway Civil Response: We’d like to have further discussion re: the CoFC’s encouragement/preference
toward Sand Filters (SF) over Rain Gardens (RG). The current body of work acknowledges requirements
to provide LID and WQCV per the FCSCM. Generally, Water Quality Capture Volume (WQCV) is provided
for within the proposed detention ponds and LID requirements will be met when the tracts/lots develop.
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Department: Stormwater Floodplain
Contact: Taryn Tigges ttigges@fcgov.com
Topic: Floodplain
Comment Number: 1
08/19/2025: 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 City Municipal Code unless and until removed through a LOMR approved by FEMA.
Galloway Civil Response: Noted, LOMR in process
Comment Number: 2
08/15/2025: 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: Noted, plan in place, notes to be provided in mean time
Comment Number: 3
08/15/2025: FOR INFORMATION:
If any construction activities will take place in the floodplain, please utilize the
development review checklist for floodplain requirements when preparing your plans for submittal.
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.pdf?1522697905
Galloway Civil Response: Noted, checklist to be applied
Comment Number: 4
08/19/2025: FOR FINAL APPROVAL:
t 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 review with FEMA. Until such time that the effective floodplain has
been removed from site, please note the following text on plat, site plan, drainage report, and grading plan.
1. Portions of this property are located in the FEMA regulated, 100-year
Cooper Slough flood fringe. Any development within the floodplain must comply
with the safety regulations of Chapter 10 of City Municipal Code.
2. Any construction activities in the flood fringe (e.g. structures, sidewalk or
curb & gutter installation/replacement, utility work, landscaping, etc.) must be
preceded by an approved floodplain use permit, the appropriate permit
application fees, and approved plans.
3. At-Risk population, essential services, hazardous materials, and
government services critical facilities are prohibited in the 100-year floodplain.
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
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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: Notes provided on Grading and General Notes sheets in planset as well as plat
and DR
Comment Number: 5
08/19/2025: FOR FINAL APPROVAL:
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, linework to be shown
B40 Response: Noted, this linework is shown and labeled on site plan sheets
Comment Number: 6
08/19/2025: 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: Noted
Department: Water-Wastewater Engineering
Contact: Matthew Kapp mkapp@fcgov.com
Topic: General
Comment Number: 1
08/19/2025: INFORMATION:
No comments at this time.
Galloway Civil Response: Noted
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
08/19/2025: INFORMATION:
Light and Power has conduit subbed from Greenfields Dr into the site to provide
power. We will also need to bring power from the north (Bloom Filing 3 and 4)
and loop through the site.
Galloway Civil Response: Noted
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Comment Number: 2
08/19/2025: INFORMATION:
Streetlights will need to be coordinated with Light and Power. 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
B40 Response: Street Light locations have been laid out on the site plan per the initial design direction
provided by Tyler Siegmund on September 17. This proposed redline has been generally followed
coordinated with the broader site/streetscape design vision and the LCUASS streetscape spacing and
design criteria. 1-2 additional lights have been added based on separation requirements noted in the
LCUASS standards.
Comment Number: 3
08/19/2025: INFORMATION:
Light and Power will install electric facilities along the public roads in the
parkway location (between back of curb and sidewalk). I will send you a
preliminary electric design to incorporate into the utility plan set.
Galloway Civil Response: Noted, facilities to be coordinated between this submittal and next
Comment Number: 4
08/19/2025: 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.
Galloway Civil Response: Noted
Ownership Response: Understood.
Comment Number: 5
08/19/2025: 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.
Galloway Civil Response: Noted
Ownership Response: Understood.
Comment Number: 6
08/19/2025: 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:
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https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers
Galloway Civil Response: Noted
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
08/19/2025: FOR APPROVAL
Please confirm the required separations of trees from utilities. Reference redlines for specific locations.
B40 Response: Dimensions have been added to the plans to represent current tree layouts, utility
seperations, etc.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
08/19/2025: FOR FINAL APPROVAL:
The Bloom PUD requires natural habitat buffer Zones (NHBZs) to be established with future filings.
The NHBZ along the ditch will need to be established with Filing 9. It cannot be established with
disjointed PDP/FDP submittals in the future. The NHBZ is currently seeded with
the erosion control seed mix and does not meet the NHBZ success criteria.
Weeds will need to be managed per the approved weed management plan and
the approved NHBZ seed mix will need to be established to the defined success criteria.
B40 Response: Understood. The NHBZ will be established with Filing Nine. The seeding in the plans
has been updated with an appropriate mix to meet the NHBZ success criteria. A note has been added for
seed establishment success criteria and also the approved weed management plan.
Comment Number: 2
08/19/2025: FOR FINAL APPROVAL:
Thank you for showing the pollinator corridor and node layout. the spacing meets the
criteria defined in the Bloom Pollinator Master Plan. It appears that all the landscaped
areas that include the nodes will be planted with this infrastructure project. Please show
the node sizing and species selection in future submittals. Circle each node in the landscape
plan. Please review the sizing and bloom time requirements in the master plan for species selection.
B40 Response: The pollinator nodes, sizing and species selections have been provided on the landscape
plan set for review. The master plan was consulted in the further development of these nodes.
Comment Number: 3
08/19/2025: FOR FINAL APPROVAL:
A restoration plan based on adaptive management principles will be required
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that addresses weed management, seedbed preparation, seeding, and
outlines the reference area-based success criteria, general timeline, and
monitoring methods. An abbreviated version containing the key points of the
plan will be required on the site/landscape plan.
B40 Response: An abbreviated version has been provided on the LP110 sheet that was created as
requested in comment 4. We can discuss additional detail / information to be included needed
for future submittals.
Comment Number: 4
08/19/2025: FOR FINAL APPROVAL:
After the landscape plan, please create a separate sheet that shows the NHBZ
boundary. Move the NHBZ notes, NHBZ table calcs to this sheet. If there is
space you can also more the summarized restoration notes to this new sheet. If
not, they can stay on the notes page. Email Clint Anders if you have any
additional questions or would like to see an example project.
B40 Response: The new sheet has been created and related information has been moved to this sheet as
as noted in the comment
Comment Number: 5
08/19/2025: DCP:
Development agreement language will be created to memorialize the buffer and
clarify requirements, and a security will need to be provided prior to the
issuance of a Development Construction Permit that accounts for the installation
and establishment of the Natural Habitat Buffer Zone. Please reach out to the
DRC or Environmental Planner to obtain a copy of the NHBZ Escrow
Calculation spreadsheet if you have not already received it.
B40 Response: Noted, the spreadsheet has been provided and our team will complete the spreadsheet
for final submittal as noted by Clint during our call September 29th.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Topic: General
Comment Number: 1
08/19/2025: INFORMATION:
Both Park Planning & Development (PPD) and Parks Operations and
Maintenance (Parks O&M) comments will be provided by Missy Nelson |
mnelson@fcgov.com | 970.416.8077
We're happy to discuss any comments in greater detail, thank you!
B40 Response: noted
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Comment Number: 2
08/19/2025: FOR FINAL APPROVAL:
Please provide approval from City of Greeley to cross their water line easement.
Galloway Civil Response: Noted, coordination with City of Greeley and sig blocks added
Ownership Response: Please clarify. Since the City is providing referrals to Greeley, it is our understanding
that the approval of the plans will be obtained through the review process. Greeley must also sign any
sheet that includes their easement.
Comment Number: 3
08/19/2025: FOR FINAL APPROVAL:
Please see PPD's standard trail details. We understand this is a tight area so
let's discuss any proposed alternatives.
B40 Response: Please see comment 6 response below. The trail section that was able to be designed
is noted in the response. This section was also discussed with Missy Nelson on the September 24th
call with Missy Nelson, Jamie Thorpe and Bill Bowen.
Comment Number: 4
08/19/2025: FOR FINAL APPROVAL:
Please provide temporary route north to Donella at the western end of the trail.
The vision is for the City’s Trail to continue diagonal through what is now the
storage facility, but those puzzle pieces still need to be worked out. Either a
temp soft trail or sidewalk north to Donella will help the connection to the Trail for your development.
B40 Response: A 6’ wide concrete trail has been proposed in the 15’ utility easement on the western side
of the site. Approval will need to be granted for use of this easement for the trail and the additional Greeley
Water easement crossing being proposed. This was discussed on a call with Missy Nelson on September
24th along with this construction cost and maintenance of this trail request to be handled by City of Fort
Collins.
Comment Number: 5
08/19/2025: FOR FINAL APPROVAL:
As you mentioned in the comment response letter, please submit all
construction related details and drawings for the trail, on its own pages within
the Utility Plan Set (plan profiles, details, etc.)
Galloway Civil Response: Noted, trail spot elevations and cross section provided
Comment Number: 6
08/19/2025: FOR FINAL APPROVAL:
Our standard easement width is 50’, your plans are showing only 20’ right now.
Since the trail is being constructed we are willing to negotiate, minimum perhaps 25'?
- 3’ shoulder
- 10’ trail
- 3’ shoulder
20
- 4’ gravel side path
- 3’ shoulder
B40 Response: The team has evaluated what trail options we are able to accommodate along this frontage.
With our tight constraints for the adjacent development tract the 20’ easement is all that can be provided.
That said, we have studied the trail section options for the 10’ concrete trails in this easement and
keeping all manhole lids outside of the concrete trail. The team has worked with the city to allow a 5’ offset
(rather than 10’) for the storm alignment in the easement, which has provided the opportunity to get all
manhole lids out of the trail. The manhole lids do fall within 1’-3’ (depending on the location) of the edge of
trail. Due to these constrained manhole lid locations and falling in the shoulder of the path, the team is not
proposing a connected gravel path, as the manhole lids could become a tripping hazard on this path with
minimal settlement or erosion around the lids.
Comment Number: 7
08/19/2025: FOR FINAL APPROVAL:
Please move the sewer line so that it’s not directly to the trail. Especially, no
manholes.
B40 Response: Storm sewer manhole lids have all been shifted outside of the 10’ concrete trail, however
the lids will be falling withing 1’-3’ of the edge of concrete trail based on tight constraints in this easement.
This was discussed with Missy Nelson on our September 24th and was verbally acknowledged.
Galloway Civil Response: Noted, storm sewer and trail shifted per coordination with city
Comment Number: 8
08/19/2025: FOR FINAL APPROVAL:
As grading and the site develops, please keep in mind that there needs to be a
3’ flat shoulder on each side of the trail (soft and paved). If the grade dropoff at
the detention pond is too great, we will need to discuss fencing.
Galloway Civil Response: Noted, shoulders to be provided for trail
Comment Number: 9
08/20/2025: FOR FINAL APPROVAL:
Please add the following note to the General Notes sections of the Landscape plan set:
"The Developer, or its successor(s) in interest, shall be responsible for the
ongoing irrigation and maintenance of the landscaping located within the public
right-of-way along the portion of S Greenfields Dr that abuts the Property as
shown on the Final Development Plan Documents. This obligation may be
assigned to a home owners association duly constituted pursuant to Colorado
state law, however, should such home owners association be dissolved, the
obligation shall become that of the Developer or its successor(s) in interest."
Ownership Response: Per email correspondence with Clay Frickey on 9/22/25, different notes will be
added referencing Filing One.
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Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
08/19/2025: TRAFFIC CALMING DEVICES:
Traffic calming devices shall be prohibited unless approved by the fire code official. IFC 503.4.1
I will need to see more details on the Tabletop Intersection to verify that fire
apparatus can maneuver through without issues. Please provide a profile of the
tabletop along with a turning exhibit
B40 Response: The design has moved away from the tabletop intersection to a standard curbed design
Comment Number: 2
08/19/2025: INFORMATION:
Future development of the site will have additional requirements that may affect
the existing access shown in these plans.
Galloway Civil Response: Noted, table top removed, exhibit provided
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
08/12/2025: BUILDING PERMIT:
If any new or moved property lines will affect existing buildings, contact Building
Services for code requirements.
B40 Response: Noted. We will reach out as necessary.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 2
08/19/2025: FOR FINAL APPROVAL:
There are matchline issues. See markups.
Galloway Civil Response: Noted, matchline issues addressed
Topic: Plat
Comment Number: 1
08/19/2025: FOR FINAL APPROVAL:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
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response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970-221-6565 or
jvonnieda@fcgov.com
Galloway Civil Response: Noted, comments addressed and responses on PDF