HomeMy WebLinkAboutMAVERIK CONVENIENCE STORE & FUEL SALES - PDP - PDP150028 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFrost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone S.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at the Building Office or
contact the above phone number. City of Fort Collins Building Services Plan Review 970-416-2341.
32. Staff recommends that the property be platted to create two new lots, one for the hotel and one for Maverik. The plat will be
considered a component of the Project Development Plan (P.D.P.) submittal. Platting is being done accordingly.
33. If there is to be an exterior ice machine, propane sales or r.v. pump -out, be sure to note their location on both the site and
landscape plan. As with bike racks, there must be no interference with walkways or landscaping.
34. For the annexation and zoning, a neighborhood information meeting is not required. For the P.D.P., the proposed use is
permitted in the C-G, General Commercial zone district, subject to review by the Hearing Officer (Type One Review). As such,
the neighborhood information is voluntary. Please contact the Planning Department to set up this meeting.
35. Staff is interested in further discussing the various issues associated with the proposed building orientation. As mentioned
earlier, Section 3.5.3 of our Land Use Code would have the building being placed closer to the S.E. Frontage Road so that bicycle
and pedestrian connections can be made to the store without having to cross an access driveway. If this orientation is not
selected, then a Modification of Standard is required. Upon visiting the site, my observation is that the existing building is a well-
built commercial structure that does not appear to be close to the end of its usefulness and viability. Based on this casual
assessment, Staff asks that Maverik consider two other alternatives for the building orientation.
First, please consider re -using the existing building. Perhaps with some exterior and interior renovations, the existing building
could be thoughtfully transformed into a convenience store that suits your needs. Saving and re -using an existing building may
be found to be a justifiable criterion for being equal to or better than an orientation that would otherwise comply with the
standard. The existing building does not provide the interior elements required for this development and would be costly to
remodel.
Or, second, please consider placing the proposed convenience store along the comer of the S.E. Frontage Road and the private
driveway along the north side of the parcel. From my estimation, such placement leaves the fuel islands and canopy in roughly
the same location. Under this concept, it may even be possible to retain and re -purpose the existing building which would
provide a buffer for the hotel. I have confirmed with Stormwater that this area is not needed for stormwater detention. As you
are aware, this orientation would not require a Modification. Please see Statement of planning objectives. Placing the building
in this orientation will create conflicts and difficulty when re -fueling the storage tanks.
It may be helpful for your design team to provide sketch plans for these two additional orientations so they can be evaluated.
36. Consider activating the parcel to the northwest. Perhaps Maverik could provide amenities such as a tot lot, boulders, picnic
tables, shade structure, dog exercise area so the program offers the customer the benefits of a full -service rest stop. This area
proposed to be developed as an active rest area with benches, tot lot and dog run.
37. Please consider adding a shade structure I pergola feature to supplement the outdoor patio. A shade structure has been
included.
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or
multi -family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project
should be in the early to mid -design stage for this meeting to be effective and is typically scheduled after the Current Planning
conceptual review meeting.
Applicants of new commercial or multi -family projects are advised to call 970-416-2341 to schedule a pre -submittal meeting.
Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy,
square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (/BC)
2012 International Residential Code (/RC)
2012 International Energy Conservation Code (/ECG)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (/PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF I Ground Snow Load 30 PSF.
13. The City of Fort Collins is very concerned that standardized prototype buildings associated with businesses that serve multiple
cities not be replicated. From a regulatory perspective, our standard reads as follows:
"Character and Image. In new buildings and, to the extent reasonably feasible, in development projects involving changes to
existing building walls, facades or awnings (as applicable), the following standards shall apply: Please see architectural details to
address the following.
Site Specific Design. Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins community with
predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In the
case of a multiple building development, each individual building shall include predominant characteristics shared by all
buildings in the development so that the development forms a cohesive place within the zone district or community. A
standardized prototype design shall be modified as necessary to comply with the requirements of this subsection.
14. Please be prepared to demonstrate how the proposed building's architecture does not represent a standardized prototype and
will include features unique to this particular location.
15. Commercial buildings are required to have a distinct base, middle and top. The front elevation includes distinctive entry
features, canopies, storefront glass and a projecting open -framed element with a pitched roof. Clearly, the front elevation
complies.
16. The rear elevation, while partially screened by the hotel, does not feature a distinctive top. In order to comply, the cornice
needs to be extended along its full length. Otherwise, the rear elevation lacks a top. In addition, the repetition of the projecting
columns needs to carried across to the full extent of the wall.
17. The right side includes the door with detail features, including the gooseneck light fixtures. Please provide a perspective of this
elevation so the extent of the projections of the columns and door treatment can be determined.
18. The left side lacks the detail of the right side. This elevation would comply by introducing a canopy and gooseneck light fixtures
that continue the established pattern.
19. In order to determine the depth and perspective of the cornice, please provide a cornice detail with dimensions.
20. Regarding the fuel canopy, staff is concerned about its overall mass due to the length. At 108 feet long, the canopy needs
multiple roof lines. A simple flat roof appears monotonous and needs relief. The architect needs to consider introducing gable
ends, sloping parapets, pitched roofs or any other combination or design that breaks up the repetitiveness of the length. The
"dog house" feature appears to be limited in scope and location is acceptable.
21. All canopy columns must be synthetic stone to match the material on the building. As indicated at the meeting, Maverik desires
to place posters (or equivalent) on the columns depicting active recreational scenes to promote the company motto,
"Adventure's First Stop." There is a strong likelihood that such posters will be interpreted as signage and, therefore, not
permitted. Perhaps these posters can be placed inside the store instead.
22, Our Land Use Code will not allow the entire fascia of the canopy to feature a color pattern that represents any identification
associated with the branding of the business. The definition of a Sign will require the color scheme to be limited to only portions
of canopy, but not the entire canopy.
23. Regarding extraneous use of illumination or point of sale ad boards on top of fuel dispensers, the Land Use Code states:
Illumination prohibition. Exterior -mounted exposed neon/fiber optic/ rope L.E.D. lighting, illuminated translucent materials
(except signs), illuminated striping or banding, and illuminated product displays on appurtenant structures (e.g., fuel dispensers)
shall be prohibited.
24. Lighting must comply with Section 3.2.4 of our Land Use Code. Under canopy lighting must be specified to be flush -mount and
fully -recessed. This lighting is restricted to a maximum of 26 foot-candles upon initial installation. After initial installation, the
maintained maximum is 20 foot-candles.
25. All light fixtures must be fully shielded. Specification sheets for all fixtures must be included along with point by point
illuminance plan. The photometric plan must include a schedule that indicates watts, lumens, or, for LED fixtures, the number of
diodes per lamp.
26. For LED fixtures, please specify the Kelvin temperature. Due the number of complaints associated with the brightness and color
of LED fixtures, the Kelvin temperature must be as low as feasible for the selected fixture.
27. For the goosenecks, be sure that the lamp is completely shielded by the fixture housing and that the color matches the canopy.
28. Please note that the bike rack must be anchored to concrete and not interfere with either landscaping or walkways.
29. Please note that the trash enclosure must be properly sized to include containers for recycling materials. For information
regarding proper sizing of the recycling containers, please contact Caroline Mitchell, 970-221-6288. (Please note that cardboard
recycling is mandatory as it is illegal to discard into the trash.) Noted.
30. The site plan indicates an outdoor dining patio on the northwest elevation. Be sure to label as such. Note has been added.
31. The electrical transformer must be accessible to within ten feet of hard surface for emergency change -out. At the same time,
the transformer must be screened with landscaping or a solid enclosure meeting the clearance specifications of Light and
Power, or any combination thereof.
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. There is existing three phase facilities on the south side of the property that could be used to feed the property.
2. 2. Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf
3. System modification, development and capacity charges will apply at owner's expense.
4. Please coordinate transformer and meter locations with light and power.
S. Please contact Light and Power Engineering if you have any questions at 221-6700. Please reference our policies, development
charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. The entire site (both hotel and the subject site) will need to be annexed into the City and placed into the C-G, General
Commercial zone district. The annexation and zoning process requires an Initiating Resolution by City Council, followed by a
recommendation from the Planning and Zoning Board, followed by two Readings by City Council. This process can take up to
four months.
2. In addition to being placed in the C-G zone, the site will also be placed in the 1-25 Overlay Zone.
3. Upon annexation, electrical service must be changed over to the City Light and Power Utility, if not already done so. Also, any
existing signage that was approved in Larimer County, and does not comply with the City of Fort Collins Sign Code, will have to
be brought into conformance with the City's Code.
4. Access from the Frontage Road to the hotel will bisect the site between the store and fuel islands. This area is likely to have
heavy pedestrian travel and potential conflict with vehicles (especially with 10 fuel pumps). Consequently, the access road
should be designed with a pedestrian crosswalk, and in such a way as to elevate the pedestrian to the height of the curb, and
thus require to the vehicle to ramp up across a speed table. This will give the drivers a caution that there is heavy pedestrian
travel. Otherwise, vehicles wanting to gain access to the hotel will use the circulation system the same as if it were a local street.
The 2 cross access easements for the hotel do not cross between the store and the fuel islands.
5. The site is not connected to the public street system with connecting walkways. There needs to a connecting walkway and
crosswalk system that allows pedestrians to traverse the hotel parking lot safely. The first walk and crosswalk need to extend
from the front line of the store directly southeast to the public sidewalk. The second needs to extend to the public sidewalk on
the northeast side of the driveway along the Frontage Road. Sidewalk access has been provided to the southeast of the store,
along the frontage road to the northeast.
6. The site plan indicates that the front of the store is lined with parking stalls. Be sure to locate the handicap parking stall such
that the loading area is placed between the doors of the store. The handicap parking spots are centered between the entrance
doors.
7. The row of parking in front of the store shows a landscape island at the north end (although it is not labeled). There must be a
corresponding landscape island at the south end. Landscape islands have been are now located on the north & south sides of
the parking in front of the building.
8. We are assuming that the unlabeled areas on the north, west and south sides of the building are landscape areas. Landscape
areas have been labelled accordingly.
9. There are two tracts to the north and east of the site. Are these tracts a part of the project? If not, clearly note that these tracts
are not a part. If not a part, are there any plans to share access with these tracts should they develop? Multiple driveways to
commercial developments in close proximity to each other will not be allowed. Please label the ownership of these parcels so
the owners can be contacted on how best to integrate the subject parcel with the two vacant tracts. If under the ownership of
Maverik, then this area should be utilized for landscaping, stormwater low impact development features, or other active
features such as boulders for kids to climb on. Adjoining properties have been labelling accordingly.
10. Will the hotel retain an access easement across the subject site? Cross access easements from both driveways have been
provided for hotel use.
11. Development as proposed will result in the loss of parking for the hotel. Please provide the existing ratio of number of spaces -
per -bed, and the ratio as a result of the proposed project. The City's minimum required parking for a hotel is 0.5 space per bed.
As result of the proposed project, does the hotel fall below the City's required minimum? The hotel has 118 rooms meaning 59
spaces are required. Following the redevelopment, the hotel will retain 166 parking spaces.
12. The Conceptual Plan does not show any perimeter landscaping. Note that along the north and east edges of the site,
landscaping must be provided. Given that the interior of the site is dominated by impervious surface, landscaping on the
perimeter will need to be significantly upgraded. With all the traffic associated with the use, the installation of undulating
earthen berms should be considered. Consequently, landscaping along the north and east will need to be dense, continuous
with a heavy emphasis on evergreen trees. See landscape plans.
• land development creating more than a 25 acre contiguous disturbance or exceeding 6 months in duration
3. Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens and
has many sustainability programs and goals that may benefit your project. Of particular interest may be the:
• ClimateWise program, http://www.fcgov.com/climatewise/, contact Heidi Wagner at 970-416-2230 or
climatewise@fcgov.com;
• Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP), http://www.fcgov
.com/recycling/pdf/ _20120404_ WRAP_ProgramOverview .pdf, contact Caroline Mitchell at 970-221-6288 or
cmtichell@fcgov.com;
Green Building and the Climate Action Plan, http://fcgov.com/greenbuilding, contact Melissa Hovey at 970-221-6813 or
mhovey@fcgov.com; and Tony Raeker at 970-416-4238 or traeker@fcgov.com; and
Nature in the City Strategic Plan, http://fcgov.com/natureinthecity, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com.
Please consider the City's sustainability goals and ways for your development to engage with these efforts.
Department: Engineering Development Review
Contact: Marc Virata, 970-221.6567, mvirata@fcgov.com
1, Tyler Siegmund tsiegmund@fcgov.com or 221-6501 will be the Engineer assigned to this project. Please contact him if you have
further questions regarding the engineering comments or requirements.
2, Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker
at 224-6108 if you have any questions.
3. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on
these fees, please see: http://www.fcgov.com/engineering/dev-review .php
4. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters,
destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
S. 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 of this project. The
existing driveways will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to
be reconstructed so that they do. Driveways meet ADA standards, sidewalks & ramps will be constructed to meet ADA
requirements.
6. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards
(LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Public improvements are
designed per the LCUASS.
7. Sidewalk along the frontage road abutting the entire property is required (matching the design of Air Care and the McDonald's
across the street). Offsite sidewalk construction may be required depending on the analysis of the traffic study. Sidewalks &
ramps have been provided along the Frontage Road.
8. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. This shall including
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). Poudre Fire Authority is also requiring an emergency access easement that
would be dedicated to the City. New utility easements & emergency access easement have been provided.
9. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Utility plans are
provided in this submittal.
10. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan
will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the
applicant may need to obtain access permits from CDOT. The north driveway access to the roadway and the roadway's
connection to the frontage road may be of concern and require further discussion/approval with CDOT. Existing access point is
being used, no new access points are proposed.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Parking setbacks have
been followed.
13. Cross access easement/agreements would need to be demonstrated to ensure access between properties is maintained. Cross
access easements have been provided to the north & south of the hotel property.
Department: Electric Engineering
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in
relevant standards and policies, any new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> 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 area for turning around fire
apparatus.
> 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.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Additional access requirements exist for buildings greater than 301 in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and
Appendix D; FCLUC 3.6.2(8)2006 and Local Amendments.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Code language provided below.
> 508.1 and Appendix 8: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not
further than 300 feet to the building, on 600-foot centers thereafter.
3. FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the containment
construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Noted
4. PREMISE IDENTIFICATION
IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a
minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot
be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure.
5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New 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 the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01
6. STORAGE TANKS The installation of above ground or underground storage tanks are approved under a separate permit.
7. HAZARDOUS MATERIALS IMPACT STUDY
An HMIA will be required at time of building permit. Code language provided below. FCLUC 3.4.5(C): A HMIA (Hazardous
Materials Impact Analysis) shall be submitted to the Poudre Fire Authority for approval. This analysis shall provide basic
information on the project (including site layout and proposed hazardous materials use), describe likely incident scenarios,
describe mitigation actions designed to limit the potential for off -site impacts on adjacent land uses or environment and
describe emergency response measures in the event of a spill. Based on the information provided in the impact analysis,
recommendations will be made by the Poudre Fire. Authority to the relevant decision maker to protect against off -site impacts.
If a HMIA is required for a development proposal, a statement indicating that such a study has been required will be included in
all required written notices to property owner as defined by Section 2.2.6. of the Code, to the extent reasonably feasible. Refer
to FCLU 3.4.5 for more information. A Hazardous Materials Impact Study has been provided.
Department: Environmental Planning
Contact: Kelly Kimple, kkimple@fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1(E)(2)(3), requires that you use
native plants and grasses in your landscaping or re -landscaping and reduce bluegrass lawns as much as possible.
2. A Fugitive Dust Control Permit must be obtained from Larimer County Environmental
Health for development involving:
0 land clearing of 5-25 acres;
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The access to this property is from the frontage road which is under the jurisdiction of the Colorado Department of
Transportation (CDOT). Access requirements, permits, and standards will be per the State Highway Access Code (SHAG). Noted.
2. The anticipated traffic volume from this development will require a Traffic Impact Study. Please have your traffic engineer
contact me to scope the study. We'll work with CDOT to scope and subsequently review I approve the study. Traffic study
included.
3. The Frontage Road frontage along this parcel currently is a gap in the sidewalk connection. This development should plan to
install sidewalk. We'll also be looking for a sidewalk connection from the frontage road into the property (across the parking lot)
to the new store. Sidewalk provided along frontage road. Existing sidewalk along hotel connects to proposed sidewalk to new
store.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious
area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required. Provided in
drainage report.
2. If there is an increase in imperviousness greater than 1000 square feet a drainage report, erosion control report and
construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four -step process for selecting structural BMPs. Standard operating procedures (SOPS) for all onsite
drainage facilities need to be prepared by the drainage engineer. If there is less than 1,000 square feet of new impervious area
on an existing development, a drainage letter along with a grading plan should be sufficient to document the existing and
proposed drainage patterns. If there is less than 1,000 but more than 350 square feet of new impervious area; a site grading and
erosion control plan is required instead of a complete construction plan set. Noted
3. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year
historic release rate if the impervious area increases over 1000 sf. Please see drainage report.
4. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to
be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the
new impervious area and 25% of new paved areas must be pervious. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development Please see site plan.
S. The grading & drainage design for the site modifications must conform to the already approved stte drainage study.
6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and
there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are 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 Jean Pakech at 221-6375 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual. Noted
7. The design of this site must conform to the drainage basin design of the Boxelder/Cooper Slough Master Drainage Plan as well
the Fort Collins Stormwater Manual. Please see drainage report.
Department: Fire Authority
Contact: Jim Lynxwiler, 97()-416.2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of the structure. As this is a redevelopment of an existing
site/facility. Current code requirements shall apply. If an Emergency Access Easement has not been dedicated on the site, one
will be required at this time. Code language and fire lane specifications are provided below. An Emergency Access Easement
has been provided to allow access to within 150' of all exterior portions of the structure.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or
moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as
measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of
an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is
authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system.
f3ATWcLL
July 23, 2015
Ted Shepard, Chief Planner
Development Review Center
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80524
Re: 4333 E Mulberry - Convenience Store with Fuel Sales
Dear Ted,
Pursuant to the City of Fort Collins Development review Guide for a Preliminary Development Plan Submittal, this document is a
response letter to the pre -application comments generated on July 13, 2015 regarding the above referenced project:
Description of project: This is a request to demolish the existing restaurant and develop and new, 5,000 square foot, 24-hour
convenience store, with fuel sales, at 4333 SE Frontage Rd (Parcel #8715000012). The parcel is currently in the county and will
require annexation and zoning into the C-G zone district and the 1-25 Overlay District. Ten fuel islands would be covered by a free-
standing canopy. This proposal will be subject to Annexation & Initial Zoning. The P.D.P. would be a Type One Review. The overall
site includes the two parcels to the northeast and northwest along the S.E. Frontage Road and private driveway. Please see the
following summary of comments regarding the project request referenced above. The comments offered informally by staff during
the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments
or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. Land Use Code (LUC) section 3.2.2 There is a minimum parking requirement of 2/1000 sq. ft. for General Retail and a maximum
of 4/1000 sq, ft. 22 parking spaces are provided.
2. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If you have 1-25 parking spaces you'll need
one van accessible handicap space. Van accessible handicap spaces are provided.
3. LUC 3.2.2(L) Table A and 8 Standard 90 degree parking stall is 19'x 9'. Parking stalls are provided are 19'x9' at a minimum.
4. A minimum of 4 bicycle parking spaces is required. 1 of these spaces would need to be enclosed. A 20'x9' area has been
provided for a minimum of 4 bicycle parking spaces (including 1 enclosed space.)
5. LUC 3.2.1 A landscape plan is required. Provided.
6. LUC 3.2.2(1) A minimum average of entire landscaped setback area is 5 foot along a property line. Landscape setback average is
at least 5 feet from property line.
7. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures.
Provided.
8. Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up -light, spill -light,
glare and unnecessary diffusion on adjacent property. See photometric plan.
9. LUC 3.5.1(1) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating
it into building and roof design to the maximum extent feasible. See architectural elevations.
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. The site is not in the City of Fort Collins service area for water or wastewater. Noted. Site is within East Larimer Water District
and Boxelder Sanitation District.