HomeMy WebLinkAboutLOAF N JUG - PDP - PDP180004 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWMarch 28, 2018
Pete Wray
Planning Services
281 N College
Fort Collins, CO 80524
Re: Loaf ‘N Jug Fuel Center – Conceptual Letter Responses
Dear Pete,
Please find below our re-submittal package addressing the comments received on October 13,
2017. To facilitate your review, we have included the original comments in italicized font, and
have provided our responses in bold.
Zoning – Missy Nelson
1. Minimum setback of any building shall be 205 feet from the centerline of I-25.
Response: Buildings have been located outside of the minimum setback from
I-25. The fuel canopy is located approximately 450’ from the centerline of I-25.
2. Please see Land Use Code Section 3.9 - Development Standards for the I-25
Corridor. These standards include Landscaping Standards, Commercial Building
Design Standards, Service Areas, Outdoor Storage and Mechanical Equipment (this
includes RTUs, venting, meters, electrical boxes, etc.), Fencing and Walls.
Landscaping will need to be planned for in the parking area, no asphalt blanket.
Parking lot perimeter landscaping will need to include berms, hedges or decorative
fencing/wall.
Response: Landscaping has been provided per Section 3.9.
3. Site, landscape, photometric, and elevation plans will need to be submitted.
Response: Site, Landscape, Photometric, and Elevations have been provided
as part of this submittal.
4. Max building height varies depending upon distance from I-25 centerline. 20' max
within 225 feet, 40 feet between 226 and 725 feet of the I-25 centerline.
Response: Building heights comply with the criteria above. The maximum
height of the convenience store is 24’, while the maximum height of the fuel
canopy is 22’. Both structures are over 225’ away from the centerline of I-25.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
5. Bike parking will need to be planned for. 1/4,000 sq ft with minimum of 4, 1 space
being covered. See Table in section 3.2.2(C)(4).
Response: Bicycle Parking has been provided to meet the 4-space minimum.
5 bicycle parking spaces have been provided and are shown on the site plan.
6. Please design per parking lot and spaces per section 3.2.2.
Response: 25 parking spaces (23 standard, 2 ADA) have been provided for the
site. This is 3 more than the required 22 spaces per section 3.2.2.
7. Minimum Parking Spaces: 2/1000 sq ft, Maximum Parking Spaces 4/1000 sq ft.
Number of handicap parking spaces and information can be found in table 3.2.2.
(K)(5).
Response: 25 parking spaces (23 standard, 2 ADA) have been provided for the
site which meets the minimum requirement and is below the maximum
allowed.
8. Location of trash/recycling enclosures will need to be shown on site plan along with
elevations. Section 3.2.5
Response: A trash enclosure has been located just south of the convenience
store building. The elevation for the trash enclosure has been included as part
of the architectural elevations.
9. Orientation to Build-to Lines for Streetfront Buildings. Build-to lines based on a
consistent relationship of buildings to the street sidewalk shall be established by
development projects for new buildings and, to the extent reasonably feasible, by
development projects for additions or modifications of existing buildings, in order to
form visually continuous, pedestrian-oriented streetfronts with no vehicle use area
between building faces and the street. Buildings shall be located no more than fifteen
feet from the right-of-way of an adjoining street if the street is smaller than a full
arterial or has on-street parking. There will need to be a sidewalk connection from
the front door to the public right-of-way. LUC 3.5.3(2)
Response: Given the grading constraints around the perimeter of the site and
within the adjacent ROWs, the convenience store building has been located as
far to the south and west within the site as feasibly possible. This results in
the parking for the site to be located on the east side of the building, away
from the frontage road. In order to accommodate trash collection and delivery
operations for the site, these areas have been tucked into the southwest
corner of the site where existing topography helps to screen these activities
from the adjacent ROWs. Based on coordination with City staff following the
Concept Review, it is our understanding that this configuration is an
acceptable way to meet the intent of the build-to requirements.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
10. Signs will not be reviewed through the PDP/FDP process. Signs will be reviewed
through a separate building permit process.
Response: Comment noted. Location of proposed freestanding signage have
been included for reference and feedback on the site plan, and conceptual
elevations for these freestanding signs have been included.
Water-Wastewater Engineering – Heather McDowell
1. This site is located within the Fort Collins – Loveland Water District and the South
Fort Collins Sanitation District for water and sewer services. Please contact them for
development requirements.
Response: The Fort Collins-Loveland Water District and the South Fort Collins
Sanitation District have been contacted and the proposed plans reflect the
design feedback we have received for the project.
Traffic Operations – Nicole Hahn
1. The anticipated traffic volume from this development meets the threshold for needing
a Traffic Impact Study. Please have your traffic engineer contact me to scope the
study. The signal at the interchange and frontage road will need to be examined as
part of this project. Please include analysis related to a left turn phase at the signal.
Response: A traffic study has been provided as part of this submittal. The
traffic engineer has been in contact with the City to discuss the requirements.
2. The access location needs to align with the existing access on the property.
Response: The access location aligns with the existing access on the
property.
Technical Services – Jeff County
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: Comment noted. The site is on NAVD88 vertical datum.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Response: Comment noted. A replat is not being submitted as part of this
project.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
Stormwater Engineering – Heather McDowell
1. This site looks to be located within two master drainage basins: the Cache La
Poudre and the Fossil Creek Master Drainage basins. As such, the design of this site
must conform to the drainage basin design of the Cache La Poudre Master Drainage
Plan and the Fossil Creek Master Drainage Plan, as well as the Fort Collins
Stormwater Criteria Manual.
Response: The drainage design for the site has been designed to conform with
the master plans listed above, as well as with the Fort Collins Stormwater
Criteria Manual.
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: A preliminary Drainage Report and Utility Plans have been provided
and will be stamped at the time they are finalized during the approval process.
The drainage report addresses the four-step process noted above.
3. Onsite detention is required for the runoff volume difference between the 100-year
developed flow rate and the 2-year historic release rate. In the Fossil Creek basin,
the two-year historic release rate is 0.2 cfs/acre.
Response: Onsite detention has been provided as part of the site design. This
pond has been designed to release at the historic release rate noted above for
the minor storm event. The 100-year release rate has been designed per the
City of Fort Collins Stormwater criteria.
4. Stormwater outfall from this site appears to be to the roadside ditch along the
frontage road and directed to the north toward the Fossil Creek Reservoir outlet
underneath I-25. The applicant will need to work with CDOT for review and/or any
other downstream property owners for a drainage easement through their properties.
Response: Comment Noted. Per coordination with Tim Bilobran at CDOT,
easements are not anticipated to be needed at this time. We will continue to
work with CDOT to obtain necessary permits.
5. 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).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-
guidelines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however, the use of any of the BMPs is
encouraged.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
Response: Approximately 69% of the site is being treated using stormwater
BMP’s. We are proposing an extended detention basin with a sand filter in the
bottom to meet the LID requirements.
6. 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:
50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious. 75% of all newly added
or modified impervious area must be treated by LID techniques.
Response: A sand filter is proposed at the bottom of the proposed onsite
detention pond. The LID structure treats runoff from approximately 77% of the
new added impervious area.
7. 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
jschlam@fcgov.com.
Response: The erosion control report narrative is included in the narrative
within the preliminary drainage report.
8. 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-
development.
Response: Comment noted. The applicant will coordinate with the City when
this phase of construction is complete.
9. 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: The standard compliance spreadsheet is included in Appendix C
within the drainage report.
10. 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:
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-
development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252
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: Comment noted. The applicant will coordinate the payment of fees
at time of building permit issuance.
11. 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 150-gallon spill control structure has been provided below-grade
and is shown on the plans downstream of the proposed fuel dispensers and
tanks. A detail for this structure has been provided on the utility plan for
reference.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
Fire Authority – Jim Lynxwiler
1. 2015 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins have adopted the 2015
International Fire Code. Building plan reviews shall be subject to the adopted version
of the fire code in place at the time of plan review submittal and permit application.
Response: Comment noted. Building design will follow the 2015 IFC.
2. FIRE LANES
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. In order to meet minimum
requirements for this property, a fire lane will be required on the property. Any private
drive serving as a fire lane shall be dedicated as an Emergency Access Easement
(EAE) and be designed to standard fire lane specifications. Code language provided
below.
> 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.
Response: Adequate fire access has been provided on the site.
3. 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 by Plate or separate document 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.
Sign locations or red curbing should be labeled and detailed on final plans.
Response: Adequate fire access has been provided on the site.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
4. FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 for sign type,
placement, and spacing. Appropriate directional arrows required on all signs. Posting
of additional fire lane signage may be determined at time of fire inspection. Code
language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads
shall be marked with permanent NO PARKING - FIRE LANE signs complying with
Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18
inches high and have red letters on a white reflective background. Signs shall be
posted on one or both sides of the fire apparatus road as required by Section
D103.6.1 or D103.6.2.
Response: Fire lane signs will be provided where applicable.
5. WATER SUPPLY
> IFC 507.5 and PFA Policy: 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.
Response: A proposed fire hydrant is proposed on the site and is less than
300’ from the furthest point of the structures.
6. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM
The proposed building exceeds 5,000 square feet and 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.
Response: As an “M” occupancy, the threshold for fire containment is
12,000sf. This building should not require an automatic sprinkler system or
fire containment.
7. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. Code language provided below.
> 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.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible from
other streets, shall have the address numbers AND STREET NAME on each side
that is accessible from another street.
Response: Comment noted. Proper addressing will be provided.
8. MOTOR FUEL-DISPENSING FACILITIES
Motor fuel-dispensing facilities shall conform with IFC Chapter 23 & Chapter 57.
Response: Comment noted. Facility design will conform to chapters 23 & 57 of
the IFC.
9. AST & UST 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: Comment noted. The applicant will coordinate this review during
the building permit phase of the project.
10. HAZARDOUS MATERIALS IMPACT STUDY
> 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 the Code, to the extent reasonably feasible. Refer to
FCLU 3.4.5 for more information.
Response: Based on further coordination with City staff, it is our
understanding that a hazardous materials impact study is not required.
Applicant will continue to coordinate with Poudre Fire Authority throughout
the review process.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
11. ADDITIONAL FIRE DEPTARTMENT COMMENTS
Additional fire department comments will be relevant at time of building permit.
Response: Comment noted.
Environmental Planning – Stephanie Blochowiak
1. An Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as
the site is within 500 feet of a known natural habitats and features (Fossil Creek
Reservoir Natural Area and associated wetlands, black-tailed prairie dogs). Staff
acknowledges there is an intervening parcel and a road between Fossil Creek
Reservoir Natural Area and the proposed project site and that a standard buffer
would not extend into the project site. During a site visit on 10/9/17 several active
black-tailed prairie dogs were observed on the proposed project site. Please have
the ECS directly address approximate number of active prairie dogs inhabiting the
site as well as open burrows.
The ECS is due a minimum of 10 days prior to PDP submittal.
Response: The ECS for the proposed site was previously submitted
electronically to Stephanie for review. A hard copy and electronic copy has
been provided along with this submittal per coordination with Pete Wray. Per
email from Stephanie to Mike Wall dated 11/28/18, review of the ECS had been
completed.
2. Regarding black-tailed prairie dogs and the proposed project site:
a) City Code and Land Use Code require that for any prairie dogs inhabiting a
project site, prior to any site construction work, the animals must be removed
either through relocation or humane eradication.
b) If this project proceeds in the development review process, a prairie dog removal
plan will be needed prior to Hearing.
c) Should this project achieve approval and proceed to construction, a burrowing
owl survey, in accordance with Colorado Parks and Wildlife standards shall be
provided prior to any prairie dog removal and prior to issuance of Development
Construction Permit (DCP). The survey must be completed by a qualified wildlife
biologist.
d) Should this project achieve approval and proceed to construction, documentation
needs to be provided prior to issuance of DCP (at least one week prior to DCP
meeting is ideal) regarding the burrowing owl survey and the relocation of black-
tailed prairie dogs. Documentation should be in the form of a signed letter or
memo from the wildlife biologist for the survey, and from the contractor(s) for the
relocation (date, time, methods).
Response: Comment noted. Applicant will continue to coordinate with City
staff on this topic during the review/approval/construction process.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
3. 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.
Response: Comment noted. A landscape plan has been provided with this
submittal. An irrigation plan will be provided along with the construction
plans.
4. 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.
Response: A landscape plan has been provided with this submittal. The
proposed landscaping has been designed to incorporate the items listed
above.
5. In regard to lighting, a close look will be taken at photometric sheets and
manufacture catalog cut sheets of fixtures chosen. Note that especially for any 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
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.
Response: A site photometric plan has been included in the submittal
package. Site and building exterior lighting has been proposed using the
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
3000K LED fixtures. Please note that the canopy has been designed using
4000K LED fixtures which is the warmest color available at this time.
6. Our city has an established identity as a forward-thinking community that cares about
the quality of life it offers its citizens now and generations from now. Thus, the City of
Fort Collins has many sustainability programs and goals that may benefit this project.
Of particular interest may be:
a) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at970-
416-2230 or climatewise@fcgov.com
b) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-
416-2701 or jnagel@fcgov.com
c) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
d) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
e) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
f) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin
Scharton at 970-221-6213 or jscharton@fcgov.com
Please consider City sustainability goals and ways this development can engage
with these efforts. Let me know if I can help connect you to these programs.
Response: Comment noted.
Engineering Development Review – Katie Andrews
1. This site is adjacent to CDOT roadway. Plans will be routed to CDOT for review and
approval and the applicant may need to obtain access permits from CDOT. Access
location will also need to meet LCUASS standards including spacing and sight
distance requirements
– why is the existing access point not being used?
Response: The existing access to the site will be used for the project. The
applicant will work with CDOT if any permits are required.
2. In accordance with City Code 24-95, the project is responsible for the design and
construction of its local street frontage, including asphalt, curb, gutter, parkway, and
sidewalk, at the time of development. The frontage road adjacent to the site is a
master street planned collector road and will need to be designed and built to
collector standards with this project. The project will be eligible for reimbursement
through the Transportation Expansion Fee Program for the portion of the road which
is sized larger than the local standard in accordance with City Code 24-112.
Response: Per conversations and coordination with Ms. Andrews, the plan
shows the required improvements to the frontage road. These meet the
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
LCUASS standards for a major collector roadway, with the exception of a small
stretch of the detached sidewalk which will be attached to minimize the
disturbance to the existing drainage swale adjacent to the frontage road.
3. There will be a repayment assessed at the time of project approval for the I-25 and
392 interchange. For more info contact Brad Buckman with City Engineering - 970-
416-4248.
Response: The applicant will coordinate this with Mr. Buckman prior to plan
approval.
4. 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: The applicant will coordinate the payment of these fees with the
City prior to the issuance of a building permit.
5. 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
Response: The TDRF is included as part of the submittal.
6. 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. 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: Comment noted. There currently is no sidewalk, curb & gutter on
the site or along the frontage road.
7. 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
Response: LCUASS standards have been used for improvements along the
frontage road.
8. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated
need to be public easements dedicated to the City. This shall include the standard
utility easements that are to be provided behind the right-of-way (15 foot along an
arterial, 8 foot along an alley, and 9 foot along all other street classifications).
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: An existing 10’ utility easement has already been dedicated along
the property boundary for the site per the MLD.
9. Utility plans will be required, and a Development Agreement will be recorded once
the project is finalized.
Response: Comment noted. Utility plans are included in the submittal
package.
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: Comment noted. The site is on NAVD88 vertical datum.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
Response: Comment noted. A DCP will be obtained prior to starting work.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
depending on parking design.
Response: The proposed on-site parking complies with Figure 19-6 in the
LCUASS standards.
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 the 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: Comment noted. No encroachments are anticipated.
14. The development/site cannot use the right-of-way for any Low Impact Development
to treat the site’s storm runoff. We can look at the use of some LID methods to treat
street flows – the design standards for these are still in development.
Response: Low Impact Development structures are located within the site. A
sand filter is proposed at the bottom of the proposed detention pond.
15. Doors are not allowed to open out into the right-of-way.
Response: Comment noted.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
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: Bicycle parking is not located within the right-of-way.
17. In regard to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development, nor
shall it be used for parking by any contractors, subcontractors, or other personnel
working for or hired by the Developer to construct the Development. The Developer
will need to find a location(s) on private property to accommodate any necessary
staging and/or parking needs associated with the completion of the Development.
Information on the location(s) of these areas will be required to be provided to the
City as a part of the Development Construction Permit application.
Response: On-site staging and storage is shown on the erosion control plan.
Electric Engineering – Clint Reetz
1. Light and Power has plans to serve this area in the future, however a time frame
does not exist. We recommend using the existing power provider.
Response: Comment noted. The applicant will work with the existing utility
provider.
Planning Services – Pete Wray
1. LUC Section 3.9.12 - CAC Standards:
For all building elevations visible form the public ROW, masonry building materials
shall be applied to entire façade. Given the location of this parcel adjacent to the
frontage road, interchange ramp and Carpenter Road, all building elevations may be
visible. A pitched rood is also required for buildings less than 25,000 SF.
Sections 3.9.12 and 3.5.3(D) require high quality building materials and that the
building includes a distinctive base, middle and top. Since this standard was
adopted, CDOT, the City of Fort Collins and the Town of Windsor have invested
approximately $20 million to improve the interchange. A significant amount of
investment was added into the project to promote a distinctive gateway for the two
communities by the generous use native stone. Please note that Section 3.5.1(B)
requires new developments to be compatible with the established character of the
area. Consequently, the building and canopy columns should reflect this design
feature by use of native stone.
Response: Masonry building materials have been used on all four sided of the
convenience store and on the columns of the fuel canopy. Pitched roofs have
been incorporated onto both the convenience store and fueling canopy.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
2. All freestanding signs are limited to ground signs with maximum height along I-25 to
14', .and 12' along Carpenter Road and Frontage Road.
See Zoning comment for more details on signage.
Response: Signage locations and elevations have been provided with this
submittal for feedback. Given the existing grades around the perimeter of the
site, proposed signage extends approximately 10’ above adjacent grades. In
order to achieve this signage visibility, the signage height must exceed the
allowances above.
3. The proposed site plan appears to leave a significant portion of the site vacant or
underutilized. While there will be land area devoted to stormwater detention and
water quality, there remains land area that would appear to be beneficial if improved
appropriately. The applicant is encouraged to consider providing an additional viable
land use or an outdoor dining area, patio, picnic shelter, dog exercise area,
playground or other features that would serve the traveling public and make better
utilization of the available land area. For example, what is the proposed use for the
large island north of the building? Note that there are striking views of Long’s Peak.
Perhaps an amenity package that acts as a rest stop with views to the southwest
would be attractive to customers.
Response: A patio has been incorporated on the north side of the convenience
store with tables for pedestrian use.
4. The building is surrounded by parking and drives. This precludes a direct connecting
walkway that links the building to the public street system (Frontage Road) that
includes a bike lane and will, upon development of this parcel, a public sidewalk. By
removing the drive aisle between the building and Frontage Road and moving the
building closer to the street, this should provide space for a connecting walkway. If a
site plan cannot be arranged to provide this connecting walkway, then the applicant
will need to seek a Modification of Standard. Please refer to Section 2.8 for the
criteria by which the Planning and Zoning Board may approve or approve with
conditions, a Modification of Standard.
Response: The site layout has been reconfigured since the concept review
meeting, and no drive aisles are located on the west or south sides of the
convenience store. A sidewalk connecting the ROW to the entrance of the
convenience store has been provided.
5. Sections 3.9.5 and 3.9.12 require that the convenience store feature a pitched roof
with a minimum slope of 5:12. The provisions in these sections that refer to a sloping
mansard as an option would not be applicable to this site due to the view from above
along the public roads. A pitched roof will also satisfy the standard in Section
3.5.3(D)(6) that the building provides for a distinctive and recognizable top.
Response: A pitched has been provided and had been designed to be
proportionate to the scale of the building and other architectural features.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
6. All H.V.A.C. mechanical equipment, therefore, must be ground mounted. Hood and
duct systems for the standard restaurant must be minimized to the maximum extent
feasible. Electrical meters, gas meters, utility cabinets and phone and cable
appurtenances must be screened from public view. Doors to equipment rooms must
be painted to match the predominant color of the building field.
Response: H.V.A.C mechanical and building system equipment has been
incorporated into the roof design and has been adequately screened from
view.
7. There are 11 existing trees that were planted with the CDOT project. Section
3.2.1(G) contains our tree protection specifications. These protective measures will
need to be documented on the Landscape Plan.
Response: Tree protection specifications will be included on the landscape
plan.
8. The canopy has a larger building footprint than the building. And, like the building, it
is visible from above. Design of the canopy will be critical in terms of evaluating the
overall project. Please note that the same pitched roof requirement for the building,
Section 3.9.5(A)(1), shall also apply to the canopy.
Response: A pitched mansard roof element has been provided on the canopy.
9. If the canopy indicates a continuous red band on all four sides that is part of the logo
and will therefore be subject to the allowances of the Sign Code. But, in addition,
such use of the logo has the effect of turning the building into a sign band. While the
use of the color scheme and logo may be applied to the canopy in a judicious
manner, subject to the square footage allowances of the Sign Code, devoting the
entire perimeter to signage would violate the architectural standards of Sec. 3.5.3(D).
The color of the canopy should match the building colors. The columns for the
canopy should include masonry materials to match the building façade materials.
Response: Red banding has been removed and has been replaced with earth
tones.
10. Canopy Comment Continued: - Please note that Section 3.5.3(D)(4) allows for the
modification of a standardized prototype design in order to promote a distinctive
urban design for the Corridor Activity Center. With regard to the canopy, therefore,
white painted columns would need to be re designed to feature the masonry material
used on the building. Also, Section 3.9.5(C) requires colors to be of low reflectance.
Response: Masonry has been incorporated into the column design for the fuel
canopy.
11. A Lighting Plan will be required. Please note that all fixtures must be fully shielded
and down directional. Under canopy lighting must be specified to be flush mount and
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
flat lens. Under canopy lighting must not exceed 26 foot candles at initial installation
and not exceed 20 foot candles over the long term.
Please be aware of the illumination prohibition per Section 3.5.3(D)(9) as it applies to
the building, canopy and fuel dispensers.
Response: A lighting plan has been provided with this submittal. LED light
fixtures have been proposed and the lighting plan has been designed in
accordance with these items. All light fixtures proposed are downcast and full
cut-off. Perimeter lights also have rear mounted shields.
12. In general, the site is characterized by an irregular shape and significant topography.
Further, a substantial public investment has resulted in improved functionality and
capacity at the interchange of an interstate highway and state highway.
Finally, the additional capital investment in landscape and hardscape public
improvement demonstrates the commitment of the two communities to enhance their
gateways. These factors combine to highly encourage both public and private
sectors to create a new land development pattern that is both creative and at least
equal to the quality of public improvements especially as it relates to site planning,
landscaping and architecture. Staff looks forward to working the applicant to
accomplish these objectives
Response: The proposed site has been designed based on the preliminary
feedback provided at the concept review meeting, and additional coordination
with City staff. We look forward to working with the City on this project.
13. 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.
Response: A neighborhood meeting was held on Thursday, March 1, 2018
from 6:00 – 7:30 p.m. at the AmericInn Lodge & Suites Fort Collins South.
14. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color-coded flowchart with comprehensive, easy to read information on
each step in the process. This guide includes links to just about every resource you
need during development review.
Response: Comment noted.
Pete Wray
Loaf ‘N Jug Fuel Center
March 28, 2018
15. 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.
Response: Comment noted.
16. 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.
Response: Comment noted.
17. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Comment noted.
18. 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.
Response: Comment noted. All applicable fees have been included with the
submittal.
19. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Response: Comment noted. We will schedule an appointment when we are
ready to submit.
Sincerely,
Galloway & Company, Inc.
Tasha Bolivar
TashaBolivar@GallowayUS.com