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HomeMy WebLinkAboutMAVERIK - FDP210003 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE 185 South State Street, Suite 800 Salt Lake City, Utah 84111 801.936.5557 | maverik.com December 13, 2019 City of Fort Collins Community Development Department Design Review 281 North College Avenue Fort Collins, Colorado 80522 RE: Project Development Plan application for a proposed convenience store with fuel sales located at the intersection of Interstate-25 and N Hwy 392 (County Road 32) Maverik, Inc., respectfully submits this Design Narrative for the proposed convenience store with fuel sales at the intersection of Interstate-25 and Highway 392 (County Road 32) in the city of Fort Collins. Existing Conditions and General Information Site Address: NWC Highway 392, Fort Collins, CO Assessor Parcel Number: 8615305702 Ownership: Maverik, Inc., a Utah Corporation Current Use: Vacant Current Zoning: General Commercial – CG Total Site Area: 2.84 Acres Proposed Building Footprint: 6,130 SF Total Stories: 1 Story (Max Height 29’1”) Proposed Parking Spaces: 25 (23 Standard, 1 Standard Accessible, 1 Van Accessible) Past Meeting Dates Maverik, Inc. met with the City of Fort Collins during a Conceptual Review of this proposed project in April of 2018. The Community Development Department provided initial comments regarding the engineering, planning, and architecture of this site in a letter dated May 09, 2018. A copy of the Conceptual Review Letter is attached. Maverik has attempted to respond to each of the initial conceptual review comments with the proposed development. A neighborhood meeting was waived by the City staff during the Conceptual Review. PROJECT DEVELOPMENT PLAN CONSIDERATION Project Description Maverik proposes to develop a convenience store with fuel dispensers on approximately 2.84 acres of previously undeveloped land along the I-25 corridor. The proposed convenience store is approximately 6,130 square feet with nine (9) fuel dispensers and canopy in front of the store and a commercial fueling court consisting of six (6) additional dispensers in the rear. The development will provide fueling, packaged beer and wine sales, as well as fresh food items. Public restrooms will be open to the public. The store will operate 24 hours, 7 days a week. Maverik Operations Maverik, Inc. owns and operates over 320 stores in 10 states and plans to continue a favorable growth pattern in the future. Maverik employs over 4800 people who are eligible for health benefits (Health, Dental and Vision), long and short-term disability, tuition reimbursement, 401 (k) matching contribution opportunities, gym reimbursement, scholarships, paid time off and other benefits. This store will employ approximately 15 to 18 employees. Store employees receive training in over 40 different aspects of the job including safety, point of sale, service, identification for alcohol sales, management and customer service. The store’s interior is nicely finished with tile floors and adventure themed walls that emphasize Maverik’s “Adventure’s First Stop” brand. The store is designed to facilitate an on-site bakery as well as Build-To- Order sandwich bar, burritos, tacos, pizza and other fresh food offerings. City of Fort Collins Development Plan In 2011, the City of Fort Collins identified new land use design standards to be applied in the Corridor Activity Center surrounding the construction of the I-25/Hwy 392 Interchange. This area has been designated as a gateway for the City of Fort Collins and the Town of Windsor. The plan calls for the creation of a cohesive design element within the area and a standard of design excellence for this corridor. The Maverik brand exemplifies these standards of quality and cohesiveness through its emphasis on aesthetics, standard of care, and a unique branding that will bring value to the community. Store Exteriors The building elevations, building materials and floor plan depict the architectural style and theming known as the Maverik brand. The exterior of the building will consist of metal roof elements, fiber cement, cultured stone, glass storefront, steel truss beams, etc. HVAC equipment will be situated on the store roof and screened from view by a parapet wall and is consistent with code requirements for screening roof mounted mechanical equipment and blending in with the surrounding community. The fuel canopy includes design elements and materials equal to the store. Site Design Grading and Drainage The proposed property was previously graded during the development of the CDOT improvements. Maverik is generally utilizing the pre-existing drainage patterns that convey flows towards the north of the site into a drainage swale that flows towards the Fossil Creek Reservoir Outlet underneath Interstate 25. The property has been graded to flow over the asphalt surface at slopes that vary from 1.5%-3.5%. Following typical Maverik standards, parking stalls along the front of the store shall be flush with the sidewalk and protected with bollards, to reduce the potential for trip hazards from the site. Accessible parking has been provided at the front of the store, nearest the primary entrance, The site will utilize Low Impact Development techniques, in particular sand filters, to treat runoff coming from the asphalt and concrete surfaces before entering the engineered detention basin to the west. The detention pond has been sized to handle the difference between the 100-year developed flow rate and the 2-year historic release rate for Fossil Creek. Detention Maverik is designing a detention basin along the western boundary of the proposed site. This will accommodate stormwater detention for the entire site, following the treatment of runoff through upstream sand filters. The detention basin has been designed to Fort Collins Stormwater Standards, including a limitation of the outfall rate to the historic release rate of 0.2 CFS/acre for the Fossil Creek Basin. Traffic Access and Parking The site proposes the following accesses:  Full access off of SW Frontage Road, a CDOT right of way off of Interstate 25 Maverik has coordinated with CDOT regarding the proposed access off of SW Frontage Road and has prepared a Traffic Impact Analysis to reflect those discussions. The T.I.A., prepared by Kellar Engineering in July, 2019 found that the proposed project will be able to meet the LCUASS requirements for traffic at the time of the development. The study analyzed three intersections near the project site, including the proposed project access, and determined that each of these intersections will operate acceptably and in compliance with Level of Service requirements for Larimer County in the Short Range Total future. One problem area at the corner of Kechter Road and SW Frontage Road is currently operating at a LOS of F and will continue to do so with or without this development. The proposed design maintains separate fueling courts for passenger vehicles and high flow commercial vehicles to limit interaction between the various vehicle types. Passenger vehicles can enter and go directly to the fuel pumps in the front of the site, or park at the convenience store. Commercial vehicles continue along the east side of the site towards a commercial fueling court in the rear of the store. DCI has analyzed the turn movement from each of the commercial bays using a WB-67 vehicle turning template to ensure the ability to maintain turn movements in and out of the site with minimal obstructions to traffic. The majority of on-site parking is located to the along the front of the proposed convenience stor, with a smaller, secondary grouping of stalls at the rear of the store. The parking scheme allows for easy circulation for guests and visitors coming from Interstate 25. The parking in the rear is intended as overflow parking and will likely be utilized by employees. Landscaping, Outdoor Seating and Screening Landscaping will be provided along the exterior of the site in accordance with the City of Fort Collins Land Use Code. Several water quality facilities (sand filters) have been incorporated into the site design as a means of meeting the Low Impact Design requirements for the city. Landscape planters have been located at the corners of the proposed store pad to break up the asphalt and promote shading in the summer months. Outdoor seating is incorporated into the landscaping and is adjacent to the store’s eastern facade. Utilities Water and sewer utilities are being constructed along SW Frontage Road as a part of the master development of the region. This project proposes connections to the sanitary sewer and domestic water along SW Frontage Road. Storm Water runoff shall be released, post-detention into the existing drainage swale that is located in the public Right of Way and conveys runoff towards the west towards Fossil Creek. We do not anticipate any negative impacts to the city’s existing infrastructure as a result of this proposed project. Spill Prevention Due to the nature of the project type, there exists a potential for the release of fuel or oils from the site. Maverik proposes the use of an engineered spill containment structure, located underground at each of the proposed canopies, to capture potential pollutants prior to release into adjacent water bodies. The spill control structure shall consist of 150-gallon concrete vaults with maintenance access and venting to permit evaporation between storm events. Development Schedule The proposed convenience store and fuel station represents a valuable piece of Maverik’s future vision in the state of Colorado. Construction duration is anticipated at approximately 150-180 days with no plans for interim phasing of the construction. Offsite construction is limited to connections to domestic and fire water services, and can be timed to limit the impact to the existing operation of SW Frontage Road. The proposed Maverik convenience store and fuel sales development will be a great benefit to the city of Fort Collins. This proposed subdivision of land will assist in the creation of the ultimate development vision of the I-25 Corridor. Please contact Manny Nuno at DCI Engineers at (720) 464-7728 if you have any questions regarding this application. Regards, Maverik, Inc. Attachments: (1) Copy of Conceptual Review Comments City of Fort Collins 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com May 09, 2019 Doug Meldrum Re: Maverik at I-25 and Highway 392 Description of project: This is a request to build a convenience store with fuel sales at the northwest corner of I-25 and Highway 392 (parcel #8615305702). The proposal includes 8 fuel dispensers and 3 hi-flow diesel dispensers. A total of 35 off-street parking spaces will be provided. Access is taken from SW Frontage Rd to the northwest. The property is within the I-25/State Highway 392 Corridor Activity Center in the General Commercial (CG) zone district and is subject to Planning and Zoning Board (Type 2) Review. 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 thi s project. If you have questions about any comments, please contact your Development Review Coordinator Brandy Bethurem Harras at 970.416.2744 or bbethuremharras@fcgov.com. Comment Summary Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, please reach out to me and I will assist in directing you to the appropriate staff member. Please include me in all email correspondence with other staff members and email me with information from any phone conversations. Thank you! 2. 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. Please see the Submittal Requirements at: http://www.fcgov.com/developmentreview/applications.php 2 3. You will be provided a Project Submittal Checklist to assist you in your submittal preparation. The checklist I have provided is specific to your Conceptual project, if there are any significant changes to your project please let me know- if we needed to send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials, we can do that. 4. The proposed use - Convenience Store with fuel sales in the General Commercial/I-25/SH 392 Corridor Activity Center (CAC) zone is subject to a Planning and Zoning Board (Type 2) review. The Neighborhood Meeting requirement is waived by the Development Review Manager. Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 2. BY HEARING: BUILDING AND CANOPY DESIGN. This project is located within the I-25 CAC Overlay, and the overlay area represents an important gateway for both the City of Fort Collins and Town of Windsor. Specific design standards adopted by both jurisdictions pertain to this site. The additional capital investment in landscape and hardscape public improvement demonstrates the commitment of the two communities to enhance their gateways. 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 at the interchange area. 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. Sections 3.9.12 and 3.5.3(D) require high quality building materials and that the buildin g includes a distinctive base, middle and top. Please note that Section 3.5.1(B) requires new developments to be compatible with the established character of the area. Consequently, the building should reflect this design feature by use of native sto ne and brick. For all building elevations visible from 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. Sections 3.9.5 and 3.9.12 require that the convenience store and associated fuel canopy 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 standa rd in Section 3.5.3(D)(6) that the building provide for a distinctive and recognizable top. 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, Sectio n 3.9.5(A)(1), shall also apply to the canopy. 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, 3 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. 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, the columns would need to be re designed to feature the masonry material used on building and extend to roof of canopy. Also, Section 3.9.5(C) requires colors to be of low reflectance. 3. BY HEARING: SIGN LOCATION. All free standing signs shall be ground signs limited to 14' max. in heig ht along and perpendicular to I-25 and 12' along and perpendicular to other streets. Please provide the location on site plan of the proposed monument sign near site entrance. Such ground signs will meet all other requirements in Section 3.8.7. While project signs are not part of the PDP review process, all signs need to comply with LUC requirements for signs, subject to a separate permit review. 4. BY HEARING: 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, Outdo or Storage and Mechanical Equipment (this includes RTUs, venting, meters, electrical boxes, etc.), Fencing and Walls. 5. BY HEARING: Minimum vehicular Parking Spaces: 2/1000 sq ft, Maximum Parking Spaces 4/1000 sq ft., with min. 9 and max. 18 spaces. The proposed plan shows 35, 17 too many spaces. The number of handicap parking spaces and information can be found in table 3.2.2.(K)(5). Bike parking will need to be planned for. 1/4,000 sq ft of leasable space in building, with minimum of 4, 1 space being covered. See Table in section 3.2.2(C)(4). 6. BY HEARING: Orientation of building to connecting walkway, LUC Se ction 3.5.3 (C). The front entrance of building and sidewalk needs to connect directly to the frontage road public sidewalk near site entrance. This will result in a redesign of site layout and need to relocate parking along west edge while maintaining minimum 10' of landscaping along property line. In addition to outside tables and sitting area east of building, consider larger gathering area on west side to take advantage of views to mountains. This space could include plaza, picnic shelters, children's play equipment, turf area, and dog exercise park to serve the traveling public and make better utilization of the available land area. 7. BY HEARING: Maintain minimum 10' of landscaping edge along property lines. The south edge only shows 5'. In order to provide sufficient land for stormwater detention and LID requirements and to reduce extent of surface paving, consider expanding landscape areas particularly at NE corner of site near entrance. 8. BY HEARING: Since the building is situated at lower grade on site and is visible from above exist ramp and frontage road, 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. 9. BY HEARING: 3. Site, landscape, photometric, and building elevation plans will need to be submitted. Landscape plan - there are 11 existing trees that were planted with the CDOT project. 4 Section 3.2.1(G) contains our tree protection specifications. These protective measures will need to be documented on the Landscape Plan. Please include frontage road parkway landscaping and street trees along frontage of site. 11. 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. 12. 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. 13. 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 criteri a to apply for a Modification of Standard. 14. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 15. 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 requ ired Transportation Development Review Fee must be paid at time of submittal. 16. When you are ready to submit your formal plans, please make an appointment with Your Development Review Coordinator (970)221-6689. Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com 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. 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. 3. There will be a repayment assessed at the time of project approval for the I -25 and 392 interchange. 4. Please note that the maximum driveway width without a median is 36 feet. It appears that the driveway shown on the conceptual drawing exceeds this standard. 5. 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. 6. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: 5 http://www.fcgov.com/engineering/dev -review.php 7. 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. 8. 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. 9. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets 10. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 12. 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. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 15. 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 si te/ landscape plan is in non-compliance. 16. 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. 17. 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. 18. Regarding 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. 6 Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The anticipated traffic to be generated will meet the threshold of requiring a Traffic Impact Study (TIS). Please contact me to scope the study. 2. The Frontage Road is under the jurisdiction of the Colorado Department of Transportation. We'll need to work with them on review, approval, signing and striping, and access permits. 3. Work with Engineering on required frontage improvements - including sidewalk. 4. The access location should align with the existing access location on the property. Department: Water-Wastewater Engineering Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): The design of this site must conform to the drainage basin design of the Fossil Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. 2. DOCUMENTATION REQUIREMENTS (site specific comment): 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. 3. STORMWATER OUTF ALL (site specific comment): 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 may need to work with other downstream property owners for a drainage easement through their properties. 4. DETENTION REQUIREMENTS (site specific comment): 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. 5. DETENTION DRAIN TIMES (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. 6. STANDARD WATER QUALITY REQUIREMENTS (standard comment): 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-gui delines-regulations/stormwater-criteria) Extended detention is the usual method 7 selected for water quality treatment; however the use of any of the BMPs is encouraged. 7. LID REQUIREMENTS (standard comment): 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 with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. 8. SPILL CONTAINMENT (site specific comment): Spill control structures are required for all new and redeveloping gas stations and vehicle maintenance facilities. In addition to emergency spill response procedures, such as the use of absorbent booms, structural spill controls must be used to protect all areas downstream of the site including roadways, drainage channels, storm sewer systems, wetlands, creeks and tributaries from petroleum products and other pollutants that are stored and handled at gas stations and vehicle maintenance facilities. The spill control structure can be a below-grade concrete vault and should be placed in a location on the site that allows for spills to be directed toward it. Low flows, both pollutant spills and runoff from small storms, should be able to be directed into the control structure. Larger storm flows may be directed into the control structure but more likely will overtop a curb or bypass the spill structure and runoff toward the site detention basin. The spill control structure or vault must have a minimum capacity of 150 gallons. The vault should be covered for safety although ventilation should be provided to allow for evaporation between storms. 9. EROSION CONTROL REQUIREMENTS (standard comment): 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. 10. INSPECTION AND MAINTENANCE (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development 11. FEES (standard comment): The 2019 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. Monthly fees - http://www.fcgov.com/utilities/business/rates 8 Department: Water-Wastewater Engineering Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. INFORMATION ONLY: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found atwww.fcgov.com/erosion 2. FOR FINAL PLAN: Please submit an Erosion Control Plans to meet City Criteria. 3. FOR FINAL PLAN: Please resubmit an Erosion Control Report to meet City Criteria. 4. DEVELOPMENT AGREEMENT: Please submit an Erosion Control Escrow / Security Calculation based uponthe accepted Erosion Control Plans to meet City Criteria. 5. INFORMATION ONLY: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. 6. OTHER SERVICE DISTRICT (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. 7. WATER CONSERVATION (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 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 th e 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 bur rows. The ECS is due a minimum of 10 days prior to PDP submittal. 2. In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered special habitat features (see LUC 5.1 Definitions). In addition, the Land Use Code requires that any prairie dogs inhabiting a site must be relocated or humanely eradicated prior to development activities [LUC 3.4.1(N)(6)]. Mitigation options are based from onsite assessment and include but are not limited to: trap and donate; active relocation; passive relocation; payment-in-lieu. 9 3. 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 p lan 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 removal 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). 4. FOR HEARING: Provide copy to City Environmental Planner of request sent to Army Corps of Engineers for jurisdictional determination and permitting. It appears there is potential for impacts to wetlands including potentially jurisdictional wetlands thus a letter from the United States Army Corps of Engineers (USACE) needs to be submitted. See LUC 3.4.1(O)(1): If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army Co rps of Engineers that the development plan fully complies with all applicable federal wetland regulations established in the federal Clean Water Act. 5. 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. 6. Contact the assigned Development Review Coordinator prior to submittal for the project if trees may be impacted. A review of trees shall be conducted by City Forestry staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires 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 one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email 10 DRCoord@fcgov.com to schedule a tree inventory site visit. 7. If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE A ND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." 8. Please submit a site photometric plan and luminaire schedule. In regard to outdoor 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 motion-sensing or 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)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ 9. Policy LU6 in the Nature in the City Strategic Plan specifies that the multiple values of the City’s ditch system, including wildlife habitat and ecological functions, should be supported and protected. This includes keeping ditches daylighted when appropriate, removing barriers to wildlife movement along ditches, enhancing habitat, and improving connectivity for people and wildlife where appropriate. In some cases, re -alignment of ditches to achieve the goals outlined in this policy and the specific site development goals can be considered when the ecological value on the site can either be pr otected or enhanced. As such, the City recommends leaving the ditch open, incorporating it into the site design as an amenity, and enhancing it as part of a connected corridor for people and (small) wildlife like pollinators and birds. See the Nature in the City strategic plan executive summary online for reference. https://www.fcgov.com/natureinthecity/pdf/nature-in-the-city-executive-summary.pdf 10. Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its residents 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: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410 2) 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 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building -energy-scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 11 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Stephanie Kopplin at 970-416-4295 or skopplin@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Department: Forestry Contact: Nils Saha, nsaha@fcgov.com 1. 5/6/2019: PRIOR TO NEXT SUBMITTAL Are there existing trees on site? If so, please schedule an onsite inventory with City Forestry to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. 2. 5/6/2019: PRIOR TO PDP Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include the existing tree inventory and any proposed trees (including species, size, quantity and method of transplant) as well cur rent and proposed utility lines and meet proper tree separation requirements. Please contact Nils Saha (nsaha@nsaha@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlap ped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. The plans should include City of Fort Collins General Landscape Notes, Tree Protection Notes and Street Tree Permit Note when applicable. 3. 5/6/2019: PRIOR TO PDP Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer lines 4’ between trees and gas lines Final utility tree separation to be confirmed at FDP. 4. 5/6/2019: PRIOR TO PDP Jill Wuertz (Senior Specialist with Parks) has indicated that the shrubs and turf area may be maintained by parks. Please consult with Jill on any shrubs that may be impacted by construction. Department: Fire Authority 12 Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org 1. 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) have adopted the 2018 International Fire Code. 2. ACCESS >Access is required to within 150ft of all portions of this facility. This can be measured from the Frontage Road but the distance is too great, therefore a Fire Lane will be required on the property to enable this access. This fire lane will then be shown on the Plat or dedicated by separate legal document >The circular driveaisle to the north is appropriate and a fire lane will be required as a circular route around south area to access the pumps. 3. HYDRANT - A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of this facility. Our records shown than none are available in this area therefore a new hydrant will be required at the entrance from the Frontage Road. 4. UNDERGROUND FUEL STORAGE TANKS The installation of the Underground Storage Tank (UST) requires a sepa rate 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 PFA at 970-416-2891 for assistance 5. ADDRESS >The address shall be clearly visible from the Frontage Road on the north and west elevations in at less 8" tall numerals on a contrasting background. >In addition, to assist with prompt emergency response the full address, including street name, shall be attached to the south elevation visible from Carpenter Road in no less than 14" tall numerals. Department: Building Inspection Contact: Katy Hand, khand@fcgov.com 1. Fuel Canopies must have a clear height below the structure of 13'-6" min. 2. Fuel Canopies must be constructed with either: non-combustible materials, Fire retardant treated wood, heavy timber or 1hr rated. Combustible materials must be covered/shielded with an approved material. 4. The building code occupancy type will be M -Mercantile. Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that 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 PDP submittal. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multi-family projects should contact their Development Review Coordinator to schedule a pre-submittal meeting. 13 Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category ll (most structures): * 140mph (Ultimate) exposure B or * Front Range Gust Map published by The Structural Engineer's Association of Colorado Risk Category l: 130mph (Ultimate) exposure B Risk Category lll & lV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions 2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 1. City of Fort Collins Light and Power does not have any electric facilities close to the proposed project to serve it at this time. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 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. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions.