HomeMy WebLinkAboutHOFFMAN MILL MINOR SUBDIVISION - BASIC DEVELOPMENT REVIEW - BDR180015 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW800' of the Poudre River. Please add the following address to your APO labels: Save the
Poudre, c/o Gary Wockner, PO Box 20, Fort Collins, CO 80522-0020.
4. Complete screening of the use is required.
Vehicular use areas within the R-C District shall be screened from view from public
streets, trails and the River by plant material, fencing and/or berming. Berms planned to
screen adjacent parking areas next to arterial and collector streets shall be at least four
(4) feet high.
5. Fencing, screening or architectural walls are prohibited in the natural area protection
buffer (300 foot buffer from top of bank), except to define a public property boundary. Any
such fencing shall be a rural two -rail corral and/or a three -strand smooth wire fencing not
to exceed five (5) feet in height.
2.Outside of the natural area protection buffer, other open and penetrable view fencing is
allowed. Solid wood fencing or walls for a distance of twenty (20) feet or less is
permissible for screening and buffering. Such fencing or screening shall be six (6) feet or
less in height and constructed of similar building materials and design to the primary
structure or of a material that will harmonize with the architectural character and identity of
the proposed development.
3. Unclad chain link fences that are visible from public areas, arterial or collector streets
are prohibited.
6. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
7. Please seethe 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.
8. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
11. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
12. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
13. Save the Poudre has requested to be contacted whenever a project is proposed within
Contact: Jason Holland, 970-224-6126, Lolland@fcqov.com
1. The property is located in the River Conservation (R-C) zone district and the proposed
use is not permitted within the district and is subject to an Addition of Permitted Use
process.
The following procedures and required findings shall apply to addition of permitted use
determinations made by the Director, Planning and Zoning Board, and City Council
respectively:
In conjunction with an application for approval of an overall development plan, a project
development plan, or any amendment of the foregoing (the "primary application" for
purposes of this Section only), for property not located in any zone district listed in
subsection (G), the applicant may apply for the approval of an Addition of Permitted Use
for uses described in subsection (13)(1) to be determined by the Director. If the applicant
does not apply for such an addition of permitted use in conjunction with the primary
application, the Director in his or her sole discretion may initiate the addition of permitted
use process. The Director may add to the uses specified in a particular zone district any
other use which conforms to all of the following criteria:
(a) Such use is appropriate in the zone district to which it is added.
(b) Such use conforms to the basic characteristics of the zone district and the other
permitted uses in the zone district to which it is added.
(c) The location, size and design of such use is compatible with and has minimal negative
impact on the use of nearby properties.
(d) Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor,
glare or other objectionable influences or any more traffic hazards, traffic generation or
attraction, adverse environmental impacts, adverse impacts on public or quasi -public
facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics,
or other adverse impacts of development, than the amount normally resulting from the
other permitted uses listed in the zone district to which it is added.
(e) Such use will not change the predominant character of the surrounding area. (f) Such
use is compatible with the other listed permitted uses in the zone district to which it is
added.
(g) Such use, if located within or adjacent to an existing residential neighborhood, shall be
subject to two (2) neighborhood meetings, unless the Director determines, from
information derived from the conceptual review process, that the development proposal
would not have any significant neighborhood impacts. The first neighborhood meeting
must take place prior to the submittal of an application. The second neighborhood
meeting must take place after the submittal of an application and after the application has
completed the first round of staff review.
(h) Such use is not a medical marijuana business as defined in Section 15-452 of the City
Code or a retail marijuana establishment as defined in Section 15-603 of the City Code.
2. The R-C district requires: A landscaped building setback of at least fifty (50) feet shall be
provided along all streets. The setback will be measured from the future edge of the public
right-of-way as determined by the City Engineer.
3. The R-C district requires that the site layout for permitted nonresidential uses shall, to the
maximum extent feasible, maintain large, contiguous areas of open land. The proportion
of the site used for development (including buildings, streets and parking areas) shall be
no more than thirty (30) percent of the total site.
RESPONSE: Acknowledged. A sand filter is proposed, outside of ROW, to satisfy the LID requirements.
15. Doors are not allowed to open out into the right-of-way.
RESPONSE: Acknowledged.
16. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
RESPONSE: Acknowledged. No bike parking is proposed for this facility.
17. In regards 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.
RESPONSE: Acknowledged.
Department: Electric Engineering
Contact: Clint Reetz, 970-221-6326, creetz@fcqov.com
1. Light and Power currently serves the property with a pad mount 3 phase 120/208v
transformer as well as a 120/240v delta bank.
2. Please issue load requirements to Light and Power Engineering
ElectricProjectEngineering@fcgov.com using a C-1 form and a one -line diagram. The
C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf
3. Please issue a map showing the proposed service location to
ElectricProjectEngineering@fcgov.com
4. Please contact Light & Power Engineering if you have any questions at 221-6700 or
ElectricProjectEngineering@fcgov.com
Please reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers
RESPONSE: Acknowledged, Items 14.
Planning Services
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/standards-and-guides/u rban-area-street-standards
RESPONSE: Acknowledged.
8. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City 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). Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.pho
RESPONSE: Acknowledged.
9. Utility plans will be required and if needed a Development Agreement will be recorded
once the project is finalized.
RESPONSE: Acknowledged.
10. As of January 1, 2015 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.
RESPONSE: Acknowledged.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
RESPONSE: Acknowledged.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
RESPONSE: Acknowledged.
13. 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 Engineering Department for review and approval prior to
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.
RESPONSE: Acknowledged.
14. The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows — the design
standards for these are still in development.
address this issue; they are referred to as the City's Night Sky team. Results of the
team's work can currently be viewed on the City's Public Records website in Resolution
2016-074, a summary of City of Fort Collins City Council Intent and General Policy
Regarding Night Sky Objectives.
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhiman@fcgov.com
1. When platting this parcel of land, it must meet the requirements listed in the Land Use
Code under section 3.3.1 The requirement that we are most concerned about is that
each lot must have vehicular access to a public street (LUC 3.3.1.6.2).
RESPONSE: Acknowledged. Hoffman Mill Road provides access to the single parcel of land.
RESPONSE:
2. Please provide a Traffic impact study to show how all modes of transportation are being
satisfied.
3. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
RESPONSE: Acknowledged.
4. 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.fcqov.com/engineerinqldev-review.pho
RESPONSE: Acknowledged.
5. 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.
RESPONSE: Acknowledged.
6. 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.
RESPONSE: Acknowledged.
7. Any public improvements must be designed and built in accordance with the Larimer
of the Land Use Code, which states the following: "Projects in the vicinity of large natural
habitats and/or natural habitat corridors, including, but not limited to, the Poudre River
Corridor and the Spring Creek Corridor, shall be designed to complement the visual
context of the natural habitat. Techniques such as architectural design, site design, the
use of native landscaping and choice of colors and building materials shall be utilized in
such manner that scenic views across or through the site are protected, and manmade
facilities are screened from off -site observers and blend with the natural visual character
of the area. These requirements shall apply to all elements of a project, including any
aboveground utility installations."
8. This proposed project is directly adjacent to both Springer Natural Area and Kingfisher
Point Natural Area and thus Section3.4.1(L) Compatibility with Public Natural Areas or
Conserved Land applies. The development plan shall be designed so that it will be
compatible with the management of such natural area or conserved land. In order to
achieve this, the development plan shall include measures such as barriers or
landscaping measures to minimize wildlife conflicts, setbacks or open space tracts to
provide a transition between the development and the publicly owned natural area or
conserved land, and educational signage or printed information regarding the natural
values, management needs and potential conflicts associated with living in close
proximity to such natural area or conserved land.
9. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also
see the City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf.
10. Please note LUC Section 3.2.1(C) requiring developments to submit a landscape and
tree protection plan, and if receiving water service from the City, an irrigation plan, that:
"...(4) protects significant trees, natural systems, and habitat, and (5) enhances the
pedestrian environment." Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have
a DBH of greater than six inches, a review of the trees shall be conducted with Tim
Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the
status of the existing trees and any mitigation requirements that could result from the
proposed development.
11. In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher
at night and cause more disruption to circadian (biological) rhythms for both humans and
wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures
is preferred. Please also consider fixtures with dimming capabilities so that light levels
can be adjusted as needed. Site light sources shall be fully shielded and
down -directional to minimize up -light, light spillage and glare [see LUC 3.2.4(D)(3)]. For
further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Several departments within the City of Fort Collins have been working together to
3. Per discussion during Conceptual Review meeting on Monday, 10/23/2017, the
proposal for addition of 3 above ground fuel tanks and potential for 3 more above
ground fuel tanks at the Hoffman Mill Road industrial site has complex environmental
implications. The addition of a re -fueling station may significantly increase efficiencies in
Natural Areas Department, Streets Department and Parks and Recreation Department
operations in relation to vehicle travel distances and times. Reduced trips may result in
fuel use reductions and reduced vehicle emissions, particularly during crew field season
(May to October) and if realized, could support City air quality AND sustainability efforts;
relevant data analysis would need to be submitted. However, the proposed site area is
also within the Poudre River Corridor and potential negative impacts of a fueling station
to public open lands, water quality, stormwater master plan, natural habitat and wildlife
need to be heavily vetted prior to this proposed development project moving to a
Hearing. Suggest significant coordination with at least the following City staff:
Mark Sears, Natural Areas Manager, msears@fcgov.com, 970-416-2096
Errin Henggeler, City Environmental Regulatory Specialist, ehenggeler@fcgov.com,
970-218-7688
Ken Sampley, Water Systems Engineering Manager, ksampley@fcgov.com,
970-224-6021
Cassie Archuletta, Air Quality Program Manager, carchuleta@fcgov.com,
970-416-2648
Jeff Mihelich, Deputy City Manager, jmihelich@fcgov.com, 970-221-6684
4. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use
Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of known LUC natural
habitats and features (wetlands, Poudre River Corridor, Kingfisher Point Natural Area,
Springer Natural Area). Note buffer zone standards range from 50 to 300 feet for these
features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with
your site design process. The buffer for the Poudre River will be measured from the top
of bank line, so please delineate this as part of the ECS. For wetland features, the buffer
is measured from the edge of the feature.
Please contact me to discuss the scope and requirements of the ECS further. The ECS
is due a minimum of 10 days prior to the PDP submittal.
5. Note that within a designated Natural Habitat Buffer Zone, the City has the ability to
determine if the existing landscaping within the zone is incompatible with the purposes
and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses
existing vegetation on -site and identifies potential restoration options. If existing
vegetation is determined to be insufficient, then restoration and mitigation measures will
be required.
6. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6),
requires that "natural areas and natural features shall be protected from light spillage
from off site sources." Thus, lighting from the parking areas or other site amenities shall
not spill over to the buffer areas.
7. Projects in the vicinity of the Poudre River Corridor must comply with Section 3.4.1(1)(1)
the Code, to the extent reasonably feasible. Refer to FCLU 3.4.5 for more information.
RESPONSE: Acknowledged
8. FUELING FACILITIES
Motor Fuel -Dispensing Facilities for gasoline, diesel and CNG shall comply with all
applicable sections of Chapter 23 of the International Fire Code.
RESPONSE: Acknowledged
9. COMPRESSED GASES
Compressed Gases shall comply with all applicable sections of Chapter 53 of the
International Fire Code.
RESPONSE: Acknowledged
10. FLAMMABLE & COMBUSTIBLE LIQUIDS
Flammable & Combustible Liquids shall comply with all applicable sections of Chapter
57 of the International Fire Code.
RESPONSE: Acknowledged
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. Given the potential impacts of a gasoline, diesel and CNG fueling station within the
Poudre River Corridor, this project may require additional coordination with
Environmental Regulatory Affairs, Poudre Fire Authority, Natural Areas Department and
other departments/agencies to ensure the river is adequately protected from potential
leaks and spill events. From an environmental planning perspective, creative solutions
and additional protective measures may be necessary if this project proceeds in the
development review process.
RESPONSE: A spill control structure is proposed.
2. From Errin Henggeler, City Environmental Regulatory Specialist: the Hoffman Mill Road
currently has an industrial stormwater permit for this site, if fueling is added that would
need to be amended. The tanks would need to be registered with OPS and as
proposed would also need a SPCC plan. Any City owned fuel island would need to
meet the same requirements as any commercial gas station. Please let me know if you
have any other questions. Errin Henggeler, ehenggeler@fcgov.com, 970-218-7688
RESPONSE: Acknowledged
RESPONSE:
padlock, unless they are capable of being opened by means of forcible entry tools or
when a key box containing the key(s) to the lock is installed at the gate location.
7. Gate design and locking device specifications shall be submitted for approval by the
fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325
and have a means of emergency, manual operation during power
loss.
9. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F 2200.
4. WATER SUPPLY
A hydrant is required within 300' of this facility as measured along an approved path of
vehicle travel. Hydrant to provide 1,500 gpm at 20 psi residual pressure.
RESPONSE: The existing fire hydrant and waterline is 430 ftto the west and 1,800 ft to the east. No waterline
improvements are proposed with this project.
5. PREMISE IDENTIFICATION
The site will need to have an address assigned that is properly posted per code 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.
6. FUEL STORAGE TANKS
The installation of an Above Ground (AST) or Underground Storage Tank (UST)
requires a separate plan review and permit from the Poudre Fire Authority. Tanks shall
be protected from damage and have secondary containment. All tanks shall be UL
listed. Please contact Assistant Fire Marshal, Ron Gonzalez at 970-416-2864 with any
questions.
RESPONSE: Acknowledged
7. HAZARDOUS MATERIALS
> 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 even 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 indicting 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
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, liynxwiler@poudre-fire.org
1. FIRE ACCESS
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. Depending on the Site Plan
design, an Emergency Access Alignment may be required on city property.
RESPONSE: Access is provided off Hoffman Mill Road and the service drive.
2. 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 dedicated as an Emergency Access Alignment.
> 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. Sign
locations or red curbing should be labeled and detailed on final plans.
RESPONSE: Access is provided off Hoffman Mill Road and the service drive.
3. SECURITY GATING
> IFC 503.6: The installation of security gates across a fire apparatus access road shall
be approved by the fire chief. Where security gates are installed, they shall have an
approved means of emergency operation. The security gates and the emergency
operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the
following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by the
fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key
system for Poudre Fire Authority.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain and
9. The existing state SWMP and permit must be modified to accommodate this
development. The erosion control report requirements are in Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification
concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at
224-6015 or ischlam@fcgov.com.
RESPONSE: Any modifications to the state permits will have to be updated by the site operators. An erosion control
report is included in the submittal.
10. There will be a final site inspection of the final grading and stormwater facilities when the
project is complete. 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-dev
elopement
RESPONSE: Acknowledged.
11. Per Colorado Revised Statute §37-92-602 (8) 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.
RESPONSE: Acknowledged.
12. The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site 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-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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.
RESPONSE:
Department: Forestry
Contact: Molly Roche, , mroche@fcqov.com
If there are existing trees that will be impacted on -site, please schedule an on -site
meeting with City Forestry to obtain tree inventory and mitigation information.
6. Please note, per Volume 2, Chapter 10, Section 4.19 of the current Fort Collins
Stormwater Criteria Manual, that spill control structures are required for all new and
redeveloping gas stations. Structural spill controls must be used to protect creeks and
tributaries from petroleum products and other pollutants that are stored and handled at
gas stations. The spill control structure must have a minimum capacity of 150 gallons.
The Fort Collins Stormwater Criteria Manual is going through the process of updates
and is anticipated for adoption in November of 2017. The updated text for this section of
the manual reads as follows:
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.
RESPONSE: A spill control structure is proposed.
7. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(hftp://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
RESPONSE: A sand filter is proposed to provide the water quality treatment.
8. Low Impact Development (LID) is required for the site. LID is a higher degree of water
quality treatment with one of the two following options:
a. 50% of the newly added or modified imperious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified imperious area must be treated by LID
techniques.
RESPONSE: A sand filter is proposed to satisfy the LID requirements.
1. As of January 1, 2015 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.
RESPONSE: Acknowledged
2. If submitting a plat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcqov.com
1. This site is located within the Cache La Poudre Master Drainage basin. As such, the
design of this site must conform to the drainage basin design of the Cache La Poudre
Master Drainage Plan as well as the Fort Collins Stormwater Criteria Manual.
RESPONSE: Acknowledged
2. A drainage report and construction plans are required and they 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.
RESPONSE: Acknowledged and described in the drainage report
3. When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot.
RESPONSE: Detention is provided
4. There is an existing stormwater outfall channel along the north side of Hoffman Mill Road
that extends to a pipe to the river that is located east of this site. Stormwater outfall from
this site must tie-in to this existing outfall channel location; however, you will need to
validate that the existing channel has capacity and that the elevations work for your site.
RESPONSE: The swale along the north side of Hoffman Millis proposed to be improved to provide a gravity outfall from
the proposed site.
5. The stormwater utility along with Streets, Natural Areas and Forestry own interest in the
property and would request input on the project. Space planning is important to the
various operations occurring onsite.
RESPONSE:
buildings that appear to be located through the site of the proposed fueling station. With
the development of this portion of the site, the 6-inch water main will need to be
extended along the frontage of the fueling station along Hoffman Mill Road.
RESPONSE: No water services and waterline improvements are proposed with this project.
2. The nearest sanitary sewer main to this site is a 24-inch main in Riverside and a 12-inch
main in Hoffman Mill Road close to Lemay. It appears as though this site must be on
septic for any sanitary needs. Is there a need for sanitary service to the fueling station?
RESPONSE: No sanitary sewer service is needed for this project.
3. Development fees and water rights will be due at building permit. 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/uti I ities/b usi ness/b u ilders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
RESPONSE:
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
RESPONSE:
1. For whom is the fueling station intended and what type of vehicles (open to public?
Police Services? Transfort?) How many trips per day are anticipated? Answers to
those questions will determine whether a more formal traffic review is required.
2. Access to this area is not ideal, with Hoffman Mill Road not meeting our current roadway
standards. The ultimate plan shows a different alignment for Hoffman Mill, so you'll need
to work with engineering on whether and what type of adjacent improvements are
required.
RESPONSE: No adjacent roadway improvement is proposed with this project.
3. The intersection of Lemay and Hoffman Mill is in close proximity to Riverside, and
delays coming out can be lengthy. It is not slated to ever be signalized (too close to
Riverside), and it's function may be restricted to a 3/4 movement (no left out allowed) in
the future.
RESPONSE:
Department: Technical Services
Contact: Jeff County, 970-221-6588, (county@fcgov.com
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
October 23, 2017
Steve Steinbicker
Architecture West LLC
160 Palmer Dr
Fort Collins, CO 80525
Re: Hoffman Mill City Fueling Station
Description of project: This is a request to construct a fueling station (gasoline, diesel, and
CNG) for City vehicles at 1380 Hoffman Mill Rd (parcel #8718200060). The fueling station
would be located on the southwest corner of the property on the north side of Hoffman Mill
Rd, approximately 500 feet south of the Poudre Trail. The facility would be fenced and have
a landscaped buffer around the perimeter. Limited access would be provided from
Hoffman Mill Rd. The proposed project is in the River Conservation (RC) zone district.
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, Kai Kleer, at
970-416-4284 or kkleer@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
1. Due to the additional equipment placed in close proximity to and located in a high traffic
/ high visibility area, plant screening will need to be added to all sides of the
development site to lessen the visual impact to the public right of way.
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. There is a 6-inch water main in Hoffman Mill Road that terminates at a hydrant near the
southwest corner of the site. There are also 2 3/4-inch water services to the existing